hillsborough county florida h · rapid development has placed an enormous demand on the...

Future of Hillsborough Comprehensive Plan for Unincorporated Hillsborough County Florida

HOUSING

As Amended by the Hillsborough County Board of County

Commissioners June 5, 2008 (Ordinance 08‐13)

Department of Community Affairs Notice of Intent to Find

Comprehensive Plan Amendments in Compliance published August

4, 2008 {DCA PA No. 08‐1ER‐NOI‐2901‐ (A)‐(l) }

August 26, 2008 Effective Date

1 Hillsborough County Housing Element

TABLE OF CONTENTS PAGE

EXECUTIVE SUMMARY .......................................................................................... 4

I. INTRODUCTION ................................................................................................ 9

II. INVENTORY AND ANALYSIS .............................................................................. 18

III. FUTURE NEEDS AND ALTERNATIVES .................................................................. 66

IV. GOALS, OBJECTIVES AND POLICIES .................................................................... 83

V. PLAN IMPLEMENTATION AND MONITORING ....................................................... 103

VI. CONSISTENCY ............................................................................................ 105

APPENDIX A METHODOLOGY ............................................................................. 106

APPENDIX B PUBLIC INVOLVEMENT ..................................................................... 111

APPENDIX C SUPPORT DOCUMENT SUMMARIES ...................................................... 115

Section IV and VII of the Element have been adopted by the Board of County

Commissioners as required by Part II, Chapter 163, Florida Statutes. The remainder of

the Element contains background information. All definitions applicable to this element

can be found in a separate Definitions Section.

Hillsborough County Housing Element 2

List of Tables PAGE

TABLE 1 HILLSBOROUGH COUNTY DWELLING UNITS BY TYPE, 2000 ............................... 19

TABLE 2 HILLSBOROUGH COUNTY OCCUPIED HOUSING UNITS BY TENURE, 2000 .............. 20

TABLE 3 HILLSBOROUGH COUNTY DWELLING UNITS BY YEAR STRUCTURE BUILT, 2000 ...... 21

TABLE 4 HILLSBOROUGH COUNTY RENTER OCCUPIED HOUSING UNITS, 2000 .................. 22

TABLE 5 VALUE OF OWNER OCCUPIED HOUSING UNITS, 2000 ...................................... 23

TABLE 6 NUMBER OF HOUSEHOLDS WITH VERSUS WITHOUT A MORTGAGE, 2000 .............. 24

TABLE 7 HOUSEHOLDS WITH A MORTGAGE AND SELECTED MONTHLY OWNER COSTS, 2000 25

TABLE 8 HOUSEHOLDS WITHOUT A MORTGAGE AND SELECTED MONTHLY OWNER COSTS,

2000 ........................................................................................................ 26

TABLE 9 RENTER OCCUPIED HOUSEHOLD INCOME BY GROSS RENT AS PERCENTAGE OF

INCOME, 2000 ............................................................................................ 28

TABLE 10 OWNER OCCUPIED HOUSEHOLD INCOME BY GROSS RENT AS PERCENTAGE OF

INCOME, 2000 ............................................................................................ 29

TABLE 11 HILLSBOROUGH COUNTY HOUSING STOCK CONDITIONS ................................ 31

TABLE 12 ANNUAL BUILDING PERMIT ACTIVITY IN UNINCORPORATED HILLSBOROUGH

COUNTY, 2000 TO 2006 ................................................................................. 32

TABLE 13 HOUSING OWNERSHIP AFFORDABILITY BY INCOME RANGE HILLSBOROUGH

COUNTY, 2006 ............................................................................................ 34

TABLE 14 INCOME REQUIRED FOR AVERAGE RENT IN HILLSBOROUGH COUNTY, 2006 ........ 35

TABLE 15 UNINCORPORATED HILLSBOROUGH COUNTY SUBSIDIZED‐ASSISTED HOUSING

INVENTORY, 2007 ........................................................................................ 37

TABLE 16 STATE OF FLORIDA HOUSING FINANCE AUTHORITY PROJECTS FUNDED, 2007 ...... 38

TABLE 17 CURRENTLY LICENSED COMMUNITY RESIDENTIAL HOMES, HILLSBOROUGH COUNTY,

2005 ........................................................................................................ 41

TABLE 18 MOBILE HOMES IN HILLSBOROUGH COUNTY, 2000 ....................................... 46

TABLE 19 NUMBER OF MOBILE HOMES BY JURISDICTION, 2000 ...................................... 56

TABLE 20 NUMBER OF MIGRANT HOUSING UNITS, 1993 .............................................. 57

TABLE 21 FLORIDA MASTER SITE FILE ..................................................................... 60

TABLE 22 SITES OF LOCAL SIGNIFICANCE, UNINCORPORATED HILLSBOROUGH COUNTY ..... 64

TABLE 23 POPULATION PROJECTIONS FOR HILLSBOROUGH COUNTY, 2000‐2025 ................ 67

TABLE 24 PERCENTAGE CHANGE IN POPULATION OVER TIME FOR UNICORPORATED

HILLSBOROUGH COUNTY, 2000‐2025 ............................................................... 67

TABLE 25 PROJECTED HOUSEHOLDS BY TENURE IN UNINCORPORATED HILLSBOROUGH

COUNTY, 2000‐2025 .................................................................................... 68


TABLE 26 PROJECTED NUMBER OF HOUSEHOLDS BY HOUSEHOLD SIZE FOR UNINCORPORATED


TABLE 27 PROJECTED HOUSEHOLDS BY INCOME RANGE FOR UNINCORPORATED


TABLE 28 PROJECTED HOUSEHOLDS BY PERCENTAGE OF INCOME USED FOR HOUSING COSTS

FOR UNINCORPORATED HILLSBOROUGH COUNTY, 2000‐2025 ................................ 71

TABLE 29 OCCUPIED & VACANT HOUSING UNITS FOR HILLSBOROUGH COUNTY, 2000 ....... 72


EXECUTIVE SUMMARY

Hillsborough County has a rapidly growing population and is located on the western

coast of Florida. The county covers 1,051 square miles and includes the incorporated

cities of Tampa, Temple Terrace, and Plant City. A large majority (87%) of the Countyʹs

total land area is unincorporated. In 2000, approximately 65% (equaling 644,668

residents) of Hillsborough Countyʹs population lived in the unincorporated areas. By

2025, over 67% (equaling 1,032,650 residents) of the countyʹs total population is

expected to reside in the unincorporated area. From 2000 to 2025 the population of the

unincorporated county is expected to increase more than 60%. During the recent past,

rapid development has placed an enormous demand on the countyʹs housing supply.

In 1985, the Florida Legislature passed the Local Government Comprehensive Planning

and Land Development Regulation Act (LGCPLDRA), Chapter 163, Florida Statutes

(FS). The LGCPLDRA strengthens the role of local governments in developing and

implementing a Comprehensive Plan to guide and control future growth and

development. Section 163.3177 6(f), FS, requires local governments to prepare a

Housing Element. The Minimum Criteria for Review of Local Government

Comprehensive Plans and Determination of Compliance Rule 9J‐5.010, Florida

Administrative Code (FAC), establishes the minimum criteria for preparing the

Housing Element. The Housing Element is based upon the existing Horizon 2000

Housing Element and is designed to meet the requirements of the LGCPLDRA and has

been prepared in accordance with Chapter 9J‐5, FAC.

The purpose of the Housing Element is to provide standards to guide Hillsborough

County in developing plans and policies in accordance with Chapter 9J‐5, FAC, while

demonstrating a commitment to eliminating identified and projected deficits in the

housing supply. The Housing Element addresses government activities and provides

direction and assistance to the efforts of the private sector in meeting the housing needs

of all residents of Hillsborough County. It is important to keep in mind that the

Housing Element addresses needs which have been left primarily to the private sector

to fulfill. Most of the other Elements of the Comprehensive Plan deal with development

that falls primarily in the public sector the street and highway system, mass transit,

parks, playgrounds, water and waste disposal, other utilities and capital improvements.

Housing is quite dissimilar. The Countyʹs development regulations (zoning, building

codes, etc.) regulate the private sector in the development and construction of housing,

but they do not regulate the type and price range of housing to be provided. The

private sector is primarily responsible for the operation and maintenance of the housing

stock, whether owner‐occupied or rental housing.


The Housing Element focuses on housing needs for existing residents and the

anticipated population growth of unincorporated Hillsborough County. An inventory

of the unincorporated Countyʹs housing stock as well as current and projected housing

demand is provided in the non‐adopted text of the Housing Element and cited sources.

The inventory also identifies housing deficiencies. A study of housing supply and

demand was conducted as a component of the Housing Element to determine housing

needs and how they can be met.

Chapter 9J‐5, FAC, requires an extensive inventory of the current housing stock

including the identification of housing characteristics such as substandard housing,

subsidized housing projects, historically significant housing, alternative housing (i.e.,

group homes), and the location of mobile home parks. The goals, objectives and

policies have been developed with the intent to correct existing problems and anticipate

future housing needs and create an equilibrium of housing supply and demand

through the year 2025.

A major problem facing many Hillsborough County residents is the growing

unaffordability of housing. This problem will be most prevalent among low and

moderate income households. Some households, commonly those that are lower‐

income, are cost burdened. A cost‐burdened household spends greater than 30% of their

income for housing. A cost‐burdened household has little income available for other

necessities like food or healthcare.

Several underlying causes of the housing affordability crisis exist. The causes include

rising costs for land, materials and labor, land use restrictions, slow regulatory

processing time which increases interest carrying charges, and the lack of sufficient

funds for maintenance and rehabilitation of the housing stock. The reduction in federal

subsidies for housing has placed constraints on the ability of the private sector market

to supply the demand for low and moderate income housing. The types of housing

supplied depend upon market forces such as profitability, land costs, construction costs

and government regulations. Some families can find only substandard housing while

others are homeless.

A second problem for residents is the structural condition of unincorporated

Hillsborough Countyʹs housing stock. A comprehensive housing conditions survey was

conducted in 1990 throughout the unincorporated Hillsborough County to provide an

accurate data base of standard and substandard housing. Currently in Hillsborough

County, the Minimum Housing Code is the primary method for determining the

standard and substandard condition of the housing stock. The purpose of the


Minimum Housing Code is to upgrade living conditions and secure the health, safety

and welfare of residents and property owners. The Minimum Housing Code has

comprehensive requirements for standard housing and provides enforcement

mechanisms to ensure code compliance. Unfortunately, the application of the

Minimum Housing Code is used reactively rather than proactively. Systematic

inspection and enforcement operations need to be implemented.

Currently, because of inadequate staff, the Code Compliance Investigators can only

react to citizen complaints of code violations. The above‐mentioned comprehensive

structural survey of housing combined with more staff to enforce the minimum housing

code throughout the 588,709 acres1 and the approximately 307,720 housing units2

located in unincorporated Hillsborough County could have a significant effect in

decreasing the number of substandard housing units.

In order to eliminate current and projected housing stock deficits, County government

developed regulations, policies and plans to assist in protecting the existing housing

stock. The regulations, policies and plans also necessitate protecting historical housing,

eliminating substandard housing, and providing adequate housing for low income

families and for persons with special needs (i.e., group homes and housing for the

handicapped and elderly). Additionally, County government has worked with the

private sector in improving the housing delivery system to more effectively meet the

current and projected housing needs.

In the goals, objectives and policies, numerous studies are proposed to develop an

accurate and up‐to‐date data base for determining housing needs. In order to ensure

that housing is to be a priority in unincorporated Hillsborough County, funding for the

studies and the programs resulting from the studies must be found.

Chapter 9J‐5, FAC, requires public participation in the planning process. Hillsborough

County has employed several means to satisfy the public participation requirement,

including the Evaluation and Appraisal Report process and the establishment of the

Hillsborough County Citizen’s Advisory Committee.

The Hillsborough County Evaluation and Appraisal Report (EAR) focused on

identifying what the various segments of the population, including public officials,

regional and state agencies, students, and the general public view as the major issues

1 Source: Hillsborough County Evaluation and Appraisal Report 2-1. 2 Source: 2004 Hillsborough County Population Report


facing our community as the County begins to plan for the year 2025. In order to

accomplish this, an extensive Public Involvement Program (PIP) was developed and

implemented in coordination with all local governments in Hillsborough County, the

Hillsborough County Metropolitan Planning Organization (MPO) and the School

District of Hillsborough County (SDHC).

The process was branded and promoted widely as “Plan 2025.” Staff created several

options for citizens, and other agencies to participate. Participants could attend

community open houses, invite staff to attend a community meeting and collect input,

go to the website and input comments, stop by one of several displays set up at

community events around the county or mail in a form containing their comments.

Options included opportunities to participate in both English and Spanish.

A series of public open houses were held throughout the County, starting with a half

day event that brought the Planning Commission together with the elected officials

from the four local governments in Hillsborough County, held in October 2003. That

was followed by a full‐day workshop for staffs from various governmental agencies,

departments of all four local governments and those of neighboring counties. Both

events enabled participants to give thoughtful input on issues that need to be addressed

in the Comprehensive Plan update.

The next phase was to design ways for the general public and special interest groups to

give input. A series of seven open houses were held for the public at locations spread

throughout the county. Over 3,000 comments were received and have been reviewed

and assessed to develop a list of Major Issues (See Section 3. Identification of Major

Issues and Related Concerns) that face Hillsborough County currently and in the future.

The Hillsborough EAR is an invaluable tool in mapping out future strategies for

planning and growth management over the Year 2025 planning horizon. The EAR is

the product of extensive public participation and intergovernmental coordination,

which occurred from October 2003 through May 2004. Also an assessment of the

programs and activities intended to implement the goals, objectives and policies

(GOP’s) of the Comprehensive Plan was conducted as part of the process. The strength

of the EAR lies in the integrated approach taken towards assessing the Future of

Hillsborough Comprehensive Plan. The Comprehensive Plan and its Elements were

evaluated from an issue‐based standpoint rather then as stand alone components. It

became apparent through the process of evaluating the Comprehensive Plan’s

effectiveness in addressing the major issues, that multiple Comprehensive Plan

Elements played a role in contributing to specific issues. As a result of this overlapping

relationship of one issue to another, each major issue is thematically linked to other


issues in a way that illustrates the need for an issue‐based approach in updating the

Comprehensive Plan.

The Hillsborough County Citizen Advisory Committee (CAC) serves as a major

component of the public involvement process for the Comprehensive Plan update. The

CAC members represent the citizens of Hillsborough County in addressing the issues,

problems, opportunities and conditions that are of concern to the County. The CAC

assists in the formulation of goals and objectives for the development of the updated

Comprehensive Plan and helps in identifying short‐range, intermediate‐range and long‐

range proposals for implementing and drafting such goals and objectives.

Coordination between the Future Land Use Element and the Public Facilities Element

took place throughout the preparation of the Comprehensive Plan. In addition to being

consistent with the Tampa Bay Regional Policy Plan and the State Comprehensive Plan,

the Housing Element is consistent with all other Elements of the Comprehensive Plan

including the Future Land Use Element, the Public Facilities Elements, the

Transportation, and the Economically Disadvantaged Groups Element.


I. INTRODUCTION

STATUTORY REQUIREMENT In 1985, the Florida Legislature passed the Local Government Comprehensive Planning

and Land Development Regulation Act (LGCPLDRA), Chapter 163, Florida Statutes

(FS). The LGCPLDRA strengthens the role of local governments in developing and

implementing a comprehensive plan to guide and control future growth and

development. Section 163.3177 6(f), FS, requires local governments to prepare a

Housing Element. Rule 9J‐5.010, Florida Administrative Code (FAC), establishes the

minimum criteria for preparing the Housing Element.

PUBLIC PARTICIPATION Chapter 9J‐5, FAC, requires public participation in the planning process. Hillsborough

County has employed several means to satisfy the public participation requirement

The Hillsborough County Evaluation and Appraisal Report (EAR) focused on



facing our community as the County begins to plan for the year 2025. To accomplish

this, an extensive Public Involvement Program (PIP) was developed and implemented

in coordination with all local governments in Hillsborough County, the Hillsborough

County Metropolitan Planning Organization (MPO) and the School District of

Hillsborough County (SDHC).

The process was branded and promoted widely as “Plan 2025.” The Plan 2025 website

can be viewed at www.Plan2025.com, which includes summaries of the community and

public open houses conducted, departmental staff comments, small group meetings,

and a Student Forum. Staff created several options for citizens, and other agencies to

participate. They could attend community open houses, invite staff to attend a

community meeting and collect input, go to the website and input comments, stop by

one of several displays set up at community events around the county or mail in a form

containing their comments. In addition, staffs within various departments in

Hillsborough County were surveyed to identify internal departmental concerns.


A series of public open houses were held throughout the County starting with a half










throughout the county. These meetings were promoted extensively through the news

media, flyers sent home with every public school student in the county and enclosed in

the newsletter that reaches every employee of Hillsborough County (See examples of

flyers). In addition, in cooperation with the County’s Communications Department,

signs were posted at major intersections in the areas surrounding the venues and, the

County’s own TV station HTV22 ran segments and electronic bulletin board postings

promoting attendance at the meetings. In partnership with the Tampa Tribune and

Tampa‐Hillsborough Public Library System, a 4‐page full color tabloid was developed

and distributed in a January 2004 issue of the newspaper and throughout the public

library system (See tabloid). The publication outlined the Plan update process and

detailed ways the public could participate and make their concerns known. Community

groups and other government agencies assisted in promoting attendance at the

workshops through emails to members, clients and others and postings on their

websites. A good deal of effort was spent in reaching out to community, civic, social

service, and other special interest groups. These efforts were done in cooperation with

the MPO through the organization’s Long Range Transportation Plan public

participation process. As a result, Planning Commission and MPO staff made special

presentations to and collected input from groups ranging from the homeless coalition to

the builders and realtors’ associations, migrant workers, business people and various

homeowners’ groups. The School District of Hillsborough County worked

cooperatively with the Planning Commission and MPO to host a Student Forum that

brought about 100 high school students together to learn about the Comprehensive Plan

updates and identify issues of concern to them. Over 3,000 comments were received and

have been reviewed and assessed to develop a list of Major Issues (See Section 3.

Identification of Major Issues and Related Concerns) that face Hillsborough County

currently and in the future.











the product of extensive public participation (See adopted Public Involvement Program

(PIP) which defined the process) and intergovernmental coordination, which occurred

from October 2003 through May 2004. Also an assessment of the programs and

activities intended to implement the goals, objectives and policies (GOP’s) of the

Comprehensive Plan was conducted as part of the process. The strength of the EAR lies

in the integrated approach taken towards assessing the Future of Hillsborough

Comprehensive Plan. The Plan and its Elements were evaluated from an issue‐based

standpoint rather then as stand alone components. It became apparent through the

process of evaluating the Plan’s effectiveness in addressing the major issues, that

multiple Plan Elements played a role in contributing to specific issues. As a result of this

overlapping relationship of one issue to another, each Major Issue is thematically linked

to other Issues in a way that illustrates the need for an issue‐based approach in

updating the Plan.







PURPOSE The purpose of the Housing Element is to provide standards to guide Hillsborough

County in developing plans and policies in accordance with Chapter 9J‐5, FAC, while

demonstrating a commitment to eliminating identified and projected deficits in the

housing supply. The Housing Element addresses government activities, and provides

direction and assistance to the private sector in meeting the housing needs of all

residents of Hillsborough County.

The Housing Element focuses on housing for existing residents and the anticipated

population growth of unincorporated Hillsborough County. To further this, County

government will improve and develop regulations, policies and plans to protect existing

housing stock (including historically significant housing), eliminate substandard

housing and provide adequate housing for low income families or other groups with

special needs (such as the handicapped and elderly). County government will work


with the private sector to improve the housing delivery system and more effectively

meet current and projected housing needs.

ORGANIZATION The Housing Element consists of five parts: (1) Existing Inventory and Analysis; (2)

Future Needs and Alternatives; (3) Goals, Objectives and Policies; (4) Plan

Implementation and Monitoring; and (5) Consistency with State and Regional Plans.

Summaries of methodologies employed and the public involvement process carried out

in connection with preparation of the Housing Element are included in the appendices.

For clarification of any unfamiliar terms used in this Element, a list of definitions is

included.

An inventory of the unincorporated Countyʹs housing stock as well as current and

projected housing demand is provided in the non‐adopted text of the Housing Element

and cited sources. A study of housing supply and demand was conducted as a

component in the Housing Element to determine housing needs and how they can be

met.

Chapter 9J‐5, FAC requires an extensive inventory of the current housing stock

including the identification of housing characteristics such as substandard housing,

subsidized housing projects, historically significant housing, alternative housing (i.e.,

group homes), and the location of mobile home parks. The inventory also identifies

housing deficiencies. The goals, objectives and policies contained within the Housing

Element were developed with the intent to correct existing problems and anticipate

future housing needs. The goals, objectives and policies were designed to create an

equilibrium of housing supply and demand through the year 2025.

CONCEPT PLAN The Concept Plan is the broad, overall, conceptual view of what unincorporated

Hillsborough County could be in the future. It provides the visionary direction of the

Comprehensive Plan, and it serves as the general end toward which efforts are directed.

It is possible to more effectively plan the future provision of public facilities and

population growth once a focus is established. The individual components of the

Comprehensive Plan are then geared to fulfilling that concept.

The Concept Plan was developed after numerous discussions with the Hillsborough

County City‐County Planning Commissioners, the Board of County Commissioners, the

Planning Commission and County staffs, and reflects input received from private


citizens. Individual comments about the desired state of the county were aggregated

into an overall framework and conceptualized generally onto a map of the county.

The two salient features of the concept plan are the activity centers/corridors and the

urban/suburban/rural choices available for living and working environments. Each of

these features is described briefly below.

ACTIVITY CENTERS/CORRIDORS:

An activity center is a focal point within the context of a larger, contiguous area

surrounding it. It is an area of concentrated activity that attracts people from outside its

boundaries for purposes of interaction within that area. As the unincorporated County

grows, activity centers are able to support larger and more diversified arrays of

services, and they become more definable and interactive over time. Corridors or paths

of interaction between the activity centers become well established. These paths of

interaction and connection are the corridors that link the activity centers together.

The Future of Hillsborough Comprehensive Plan is developed based upon a growth

scenario that establishes a concept based upon activity centers to serve the needs of the

residents of Hillsborough County. The activity centers will begin to form an urban

structure that encourages the cohesiveness of the neighborhood unit while facilitating

the connection and interdependence of the region as a whole. The activity centers will

be designated by three or four classifications depending upon the function and

character of the specific center.

Regional Activity Center High Intensity Activity Center:

This designation refers to the high concentration of government centers, high intensity

commercial uses and potential high density residential development that will

emphasize the Central Business District of Tampa as the central core of the Tampa Bay

Region, as well as the Westshore Area with its major office and employment areas and

the University of South Florida area with its higher educational facilities.

Community Primary Activity Centers/Regional Activity Centers:

These activity centers designate Transportation Analysis Zone (TAZ) locations for

existing and future major regional employment clusters that have more than 1,000

regional commercial or service employees and/or locations around fixed guideway

transit stations. It is anticipated that these locations will emphasize a focal point for

surrounding neighborhoods that will include a variety of public facilities and services

such as commercial and office development, integration of viable residential

neighborhoods and the redevelopment of areas within the activity center appropriate

for higher intensity uses. It is anticipated that regional shopping centers, major office


and employment areas, higher educational facilities and professional sports and

recreation complexes will develop in higher concentrations. Higher residential

densities can also be considered for these areas as services and facilities become

available to provide the necessary infrastructure. Existing viable low density residential

uses found within or adjacent to the Community Primary Regional Activity Centers

should be protected through policies of the Comprehensive Plan. Ultimate limits of the

Community Primary Activity Center shall be coordinated with fixed‐guideway transit

plans (such as rail or bus rapid transit) where applicable, and determined by a Special

Area Plan and/or Multi‐modal District analysis.

The unique characteristics that form the neighborhoods of Hillsborough County can be

emphasized and unified by the establishment of the interconnected activity center

concept of community development. This concept can also begin to form the

framework of a future system of mass transit to tie together the activity centers in

Hillsborough County, and to reduce dependence upon the automobile as a primary

means of transportation.

Though the activity center/corridor concept is a concept only, it is one of the structural

bases of the Comprehensive Plan. Future land uses have been programmed to enhance

the development of existing activity centers, and to act as a catalyst for the development

of new activity centers. In the future, land use plan amendments and rezonings will be

reviewed to determine if each meets the intent of the Comprehensive Plan. Additional

activity centers may emerge in the future as a result of the cumulative decisions made

during these processes.

The corridors that link each of the activity centers are roads in a network. Distinctions

between different scales of the corridors are made using functional classification of the

roads (e.g., arterials, collectors, local streets). There is a symbiotic relationship between

the growth of activity centers and corridors. The amount, type and frequency of

interaction between activity centers corresponds to a corridorʹs development, and the

amount, type and frequency of connection between activity centers corresponds to

nodal development. Presently, the road network is the only component of the corridor

system linking the activity centers. The possibility of rail or mass transit in the future

may provide another component to the corridor system.

The Future of Hillsborough Comprehensive Plan emphasizes an activity center and

corridor development pattern for unincorporated Hillsborough County.


THE URBAN/SUBURBAN/RURAL DISTINCTION: THE CONCEPT OF CHOICE

The City of Tampa is the principal urban activity center in Hillsborough County.

Historically, population growth has radiated from Tampa. The areas close in and

adjacent to Tampa were very urban in nature. The areas furthest away from Tampa

tended to be rural or agricultural in character, with varying gradients in between.

Remnants of this pattern still exist today. However, the emergence of other activity

centers in the county has changed this pattern, and population is concentrating in and

around these areas outside Tampaʹs sphere of influence.

The three distinct living and working environments in the county include the rural‐

agricultural areas, rural‐residential areas, and urban/suburban areas. These three

environments give the unincorporated County a competitive edge over the cities for

business and residential development. The need to ensure that these choices are

maintained and enhanced was identified as a strong need. Brief descriptions of the

urban‐suburban/rural environments are outlined below.

Rural‐Agricultural Areas:

Agricultural areas are associated with agricultural related activities such as farming and

related processing plants and certain industrial activities such as mineral extraction

(mining) and lumbering. .

Stores, offices and other services could be clustered in small rural activity centers.

Existing service centers historically grew as transshipment points for agricultural

products. Gradually, support services grew around these service centers in a compact

growth pattern with very low intensities.

Those that seek out the agricultural residential lifestyle must be willing to accept the

existence and continuation of other agricultural activities. Often, residents move into an

agricultural area, and over time demand that those agricultural activities be removed

from the area. Part of the agricultural function is destroyed if that practice is condoned.

The elimination of normally acceptable agricultural uses will encourage a transition to

more rural residential uses, and once again put the County into a sprawling

development cycle of growth.

Rural‐Residential Areas:

Rural‐residential areas are associated with small farm, residential ranchettes, tracts of

undeveloped open space/natural preservation districts, and rural activity centers. These

areas differ from Agriculture areas by generally having smaller tracts of available land

(one to fifty acres) and no large agricultural production activity or certain industrial

activities.


This type of rural development would likely appeal to the resident looking for the

ʺpeace and quietʺ, pastoral nature that rural living entails. Fresh water and sewerage

disposal would be provided by wells and septic tanks located on site. Residents most

likely have stables, barns and various types of livestock. Additionally, a wide range of

non‐residential development can be accommodated in rural areas which include plant

nurseries, aqua‐culture, and horse breeding, boarding and training facilities. Generally,

proximity of the rural areas to the suburban/urban areas enables the commercial

services within the adjacent suburban/urban communities to meet most of the needs of

the rural residential community.

Those that desire a rural lifestyle are willing to accept a decrease in the level of public

services that are often associated with a suburban/urban community such as street

lighting, curbs and sidewalks, integrated transportation network and facilities.

Generally, rural areas would be comprised of businesses that fill specific needs of the

rural residents.

Certain types of man‐made regional attractions may also be located in rural areas.

Examples of attractions include horse tracks and automobile racing speedways. Such

uses attract people on an intermittent basis and require large amounts of land. The

adverse impacts created by the use of these types of attractions often preclude them

from being located in urban areas.

One of the most attractive elements found in rural areas is open space. Most open space

is unstructured (i.e. not specifically created for public use), such as natural preservation

lands and agricultural lands. Ironically, the desire to be near this open space (or ʺout in

the countryʺ) eventually results in new development. The unstructured open space

network needs to be recognized and protected.

Urban/Suburban Areas:

The urban/suburban experience ranges from high concentrations of population in small

areas to large lot estate homes with a wide array of public facilities and services. One

distinct advantage of intense urban development is that the potential negative impacts

of development upon the natural environment can be controlled more effectively.

Additionally, the provision of public facilities is much more cost effective in

urban/suburban areas.

Intensification will encourage the development of upscale retail, commercial, and office

uses, often in mixed use developments. The centralized nature and population

thresholds of urban areas are conducive to the development of many cultural


attractions. Overall, these areas will have a ripple effect upon the local economy, and

permit expanded opportunities for tourism, conventions and highly specialized land

uses. These areas will become hubs where different modes of transportation come

together which will further enhance the areas’ centralized character.

Less intensive suburban land uses will locate around the periphery of the intense urban

activity centers. This type of development will complement the urban activity center by

diversifying the economic base of the area and provide more employment opportunities

for people living in the immediate area. Most of this development will take place in

planned industrial and commercial centers. Clustered development within each

industrial and commercial center will be carefully planned in order to maximize open

space. This clustering will provide a contrast to the more urban activity center.

The second major focus of the concept plan was to consider the urban/suburban/ rural

characteristics of the county with the emerging activity center/corridor development

pattern. Once this was accomplished, it became possible to apply this conceptual

overlay in such a way to manage growth. The Comprehensive Plan provides a

framework to aid elected officials in the decision making process. The conceptual

foundation of the Comprehensive Plan reflects the communityʹs values and the common

good.


II. INVENTORY AND ANALYSIS

The purpose of the Inventory and Analysis section is to discuss existing housing stock

conditions and deficits. The Background Report consists of the data and analysis used

to develop the plan document portion of the Housing Element. As the Background

Report developed, problems and needs of the housing delivery process began to

surface. The housing problems and needs discussed in this section serve as influential

background information for the goals, objectives and policies of the Housing Element.

More extensive information regarding the Inventory and Analysis is contained in the

Background Report, which is on file in The Planning Commission office.

The assumptions followed in preparation of the Housing Element include:

1. Population is projected to increase for unincorporated Hillsborough County due to

rapid growth. In 1990, the population was 514,367; by 2000 the unincorporated

County’s population had increased to 644,668. The projected 2025 population is

1,032,950 persons.

2. The demand for single family detached housing will continue to remain high. In

2007, 56.6% of the housing stock in unincorporated Hillsborough County was

single family detached.3

3. Preservation of existing housing is necessary because it allows for maximum

utilization of infrastructure. New housing construction is becoming increasingly

unaffordable to moderate income persons. The resale home market offers a viable

housing option for those with low and moderate incomes.

4. The decreasing household size over time will result in an increased demand for

housing to serve the population. U.S. Census data from 1920 to 2000 shows a

decreasing trend in household size. With smaller households, more housing units

are needed to accommodate the same number of people.

5. The increasing demand on the existing housing stock by special segments of the

population, i.e. elderly, nontraditional families, and homeless, needs to be

addressed. The development of innovative housing alternatives, such as Single

Room Occupancy (SRO) units, congregate living facilities with a mixture of age

groups, and housing cooperatives, could accommodate this special target

population in Hillsborough County.

6. Currently, a need exists to supply the farmworkers in Hillsborough County with

decent affordable housing. The existing housing supply and the methods used for

providing farmworkers housing have not been capable of fully addressing this

3 Source: The Hillsborough County City-County Planning Commission


need. The ability to effectively handle the extent of farmworker housing needs will

assist Hillsborough County in stimulating the agricultural economy.

EXISTING CONDITIONS, STANDARDS AND NEEDS Numerous data related to housing characteristics are available from the 2000 Census of

Population and Housing. Chapter 9J‐5.010 requires that Census data or more recent

estimates, if available, be used for the housing inventory.

The data used in the Housing Element primarily came from the U.S. Census 2000,

although in some instances auxiliary sources were used to enhance the analysis if the

Census did not provide such data.4

The unincorporated County housing inventory closely reflects the total county mix of

housing units by type (see Table 1). The percentage of single family detached housing

in the unincorporated County was 56.0% compared to 56.5% for the total County.

Similarily, 7.1% of the housing stock in unincorporated County was single family

attached while the total County had 7.4%. Apartment units represented only 22.5% of

the housing in the unincorporated County even though the total County concentration

of apartment units was 26.0%. Just over 90% of the mobile homes in Hillsborough

County were located in the unincorporated County. This is equivalent to 14.5% of the

unincorporated County housing stock, and a significant departure from the other

jurisdictions in Hillsborough County.

TABLE 1 HILLSBOROUGH COUNTY DWELLING UNITS BY TYPE, 2000

Housing

Type

Plant City Tampa Temple Terrace Unincorporated

County

Hillsborough

County

Total % of

Total Total

% of

Total Total

% of

Total Total

% of

Total Total

% of

Total

Single

Family

Detached

7,958 67.5% 78,117 57.5% 4,169 44.6% 150,565 56.0% 240,809 56.5%

Single

Family

Attached

889 7.5% 10,349 7.6% 1,258 13.4% 19,005 7.1% 31,501 7.4%

Apartment

Unit 2,056 17.4% 44,261 32.6% 3,905 41.7% 60,454 22.5% 110,676 26.0%

Mobile

Homes 894 7.6% 3,049 2.3% 27 0.3% 39,006 14.5% 42,976 10.1%

Total 11,797 100.00% 135,776 100.00% 9,359 100.00% 269,030 100.00% 425,962 100.00%

Source: U.S. Census 2000

4 For each table, the data used is cited immediately below the final row of the table.


The majority (64.1%) of the occupied housing units in unincorporated Hillsborough

County were owner‐occupied, as shown in Table 2. Owner occupancy is 13.6% higher

in the unincorporated area than in the City of Tampa and 4.6% higher than the total

County. Thus, owner occupancy was not homogeneous throughout Hillsborough

County. Renter occupancy was most common in Tampa.

TABLE 2 HILLSBOROUGH COUNTY OCCUPIED HOUSING UNITS BY TENURE,

2000

Tenure

Type


County

Hillsborough

County

Total % of

Total Total

% of

Total Total

% of

Total Total

% of

Total Total % of Total

Owner

Occupied 7,215 65.9% 68,753 55.1% 5,321 61.1% 169,734 68.7% 251,023 64.1%

Renter

Occupied 3,730 34.1% 56,022 44.9% 3,394 38.9% 77,188 31.3% 140,334 35.9%

Total 10,945 100% 124,775 100% 8,715 100% 246,922 100% 391,357 100%


The year each housing structure was built is reported in the 2000 Census of Population

and Housing. The data are summarized in Table 3 by the year built and jurisdiction.

The unincorporated County housing inventory is much younger than the Tampa

housing inventory. Between 1970 and 1990, construction of 55.2%, or 148,375 units, of

the housing stock in the unincorporated County was completed. During the same time

period, 30.4% of the Tampa housing stock was built. The largest proportion of housing

constructed in the unicorporarted County occurred from 1980‐1989, with 32.1% of

housing built during that time. By comparison, housing in Tampa was most commonly

constructed from 1950 to 1959, with 20.2% of the stock originating from that period.

More recently, from 1990 to 1998 housing built in the unicorporated County accounted

for 22.6% of the total stock while housing built in Tampa during that time period only

accounted for 11% of the total stock.


TABLE 3 HILLSBOROUGH COUNTY DWELLING UNITS BY YEAR STRUCTURE

BUILT, 2000

Year

Built


County

Hillsborough

County

Total % of

Total Total

% of

Total Total

% of

Total Total

% of

Total Total

% of

Total

1999‐

2000 370 3.1% 3,337 2.5% 592 6.3% 13,208 4.9% 17,507 4.1%

1995‐

1998 1,311 11.1% 7,855 5.8% 770 8.2% 30,830 11.5% 40,766 9.6%

1990‐

1994 1,421 12.1% 7,107 5.2% 731 7.8% 29,913 11.1% 39,172 9.2%

1980‐

1989 2,916 24.7% 20,179 14.9% 2,952 31.3% 86,255 32.1% 112,302 26.4%

1970‐

1979 1,542 13.1% 20,988 15.5% 2,064 21.9% 62,120 23.1% 86,714 20.4%

1960‐

1969 1,410 12.0% 21,723 16.0% 1,010 10.7% 28,930 10.8% 53,073 12.5%

1950‐

1959 1,350 11.5% 27,421 20.2% 1,118 11.9% 12,000 4.5% 41,889 9.8%

1940‐

1949 663 5.6% 12,439 9.2% 45 0.5% 3,126 1.2% 16,273 3.8%

<1939 800 6.8% 14,679 10.8% 136 1.4% 2,651 1.0% 18,266 4.3%

Total 11,783 100% 135,728 100% 9,418 100% 269,033 100% 425,962 100%


The 2000 Census reported approximately 31.5% of the housing stock in the

unincorporated County as occupied by renters (see Table 2). Gross rent paid by the

tenants is reported in ten different rent ranges for each jurisdiction in Table 4. Most

commonly, renters in the unincorporated County paid $500 to $749 each month, with

46.8% of the renters paying within that range. Renters in all other areas of the county

also most frequently paid $500 to $749 each month.


TABLE 4 HILLSBOROUGH COUNTY RENTER OCCUPIED HOUSING UNITS,

2000

Gross Rent


County

Total % of

Total Total

% of

TotalTotal

% of

Total Total

% of

Total

<$200 183 4.9% 4,070 7.3% 70 2.1% 977 1.3%

$200‐$299 205 5.5% 2,548 4.6% 43 1.3% 1,194 1.6%

$300‐$499 1,021 27.5% 12,530 22.4% 156 4.6% 13,079 17.0%

$500‐$749 1,587 42.7% 21,000 37.5% 1,612 47.5% 35,977 46.8%

$750‐$999 430 11.6% 8,734 15.6% 1,160 34.2% 16,756 21.8%

$1,000‐$1,499 144 3.9% 3,522 6.3% 287 8.5% 5,082 6.6%

$1,500+ 18 0.5% 1,003 1.8% 7 0.2% 1,404 1.8%

No Cash Rent 129 3.5% 2,541 4.5% 59 1.7% 2,450 3.2%

Total 3,717 100.0% 55,948 100.0% 3,394 100.0% 76,919 100.0%

Note: All values reported in 2000 dollars.


The 2000 Census questionnaire asked every owner occupied household the value of the

housing unit. Table 5 summarizes the data by jurisdiction into eight value ranges. For

the unicorporated County, 41.7% of owner occupied housing units were valued from

$50,000 to $99,999. Similarily, housing units in all other jurisdictions within

Hillsborough County were most commonly valued between $50,000 and $99,999. The

median value of single family homes in the year 2000 ranged from $92,500 to $128,500

across Hillsborough County (see last row of Table 5). The unicorporated County had the

highest median value of all areas at $128,500.


TABLE 5 VALUE OF OWNER OCCUPIED HOUSING UNITS, 2000

Value of

Unit


County

Total % of

Total Total

% of

TotalTotal

% of

TotalTotal

% of

Total

<$50,000 922 14.6% 9,070 14.7% 98 2.1% 6,084 4.5%

$50,000‐

$99,999 2,969 46.9% 31,241 50.7% 1,920 41.1% 56,979 41.7%

$100,000‐

$149,999 1,361 21.5% 7,324 11.9% 1,263 27.0% 40,648 29.8%

$150,000‐

$199,999 610 9.6% 4,416 7.2% 723 15.5% 18,120 13.3%

$200,000‐

$299,999 409 6.5% 4,667 7.6% 465 9.9% 10,152 7.4%

$300,000‐

$499,999 43 0.7% 3,125 5.1% 183 3.9% 3,325 2.4%

$500,000‐

$999,999 21 0.3% 1,457 2.4% 12 0.3% 1,004 0.7%

$1,000,000+ 0 0.0% 358 0.6% 10 0.2% 214 0.2%

TOTAL 6,335 100% 61,658 100% 4,674 100% 136,526 100%

Median

Sales

Value*

$110,000 $92,500 $127,500 $128,500


* Median value excludes mobile homes and housing units in multi‐unit structures


In 2000, Over 78% of the owner‐occupied housing units in the unincorporated County

were encumbered by a mortgage (see Table 6). This is more than two percent higher

than the county‐wide percentage of owner‐occupied housing with mortgages. Only

70.1% of Tampa’s owner‐occupied housing was encumbered by mortgages in the year

2000.


TABLE 6 NUMBER OF HOUSEHOLDS WITH VERSUS WITHOUT A MORTGAGE,

2000

Mortgage

Status

Plant City Tampa Temple Terrace Unicorporated

County

Hillsborough

County

Total % of

Total Total

% of

Total Total

% of

Total Total

% of

Total Total

% of

Total

With

Mortgage 4,565 72.1% 43,656 70.1% 3,456 73.9% 107,443 78.7% 159,120 76.1%

Without

Mortgage 1,770 27.9% 18,002 29.9% 1,218 26.1% 29,083 21.3% 50,073 23.9%

Total 6,335 100% 61,658 100% 4,674 100% 136,526 100% 209,193 100%


Data on monthly owner costs for households with mortgages are presented in Table 7.

The costs include mortgages or similar debt, real estate taxes, hazard insurance, utilities

and fuel. The costs ranged from less than $200 to over $3,000 per month. For all

locations within Hillsborough County, the most frequent homeowner monthly cost was

in the range of $1,000 to $1,249.


TABLE 7 HOUSEHOLDS WITH A MORTGAGE AND SELECTED MONTHLY

OWNER COSTS, 2000

Owner Costs With

Mortgage Plant City Tampa Temple Terrace

Unincorporated

County

<$200 0 50 0 46

$200‐$299 0 281 6 329

$300‐$399 130 1,251 34 1,302

$400‐$499 182 2,465 87 2,698

$500‐$599 417 3,652 166 4,852

$600‐$699 404 4,959 266 7,669

$700‐$799 478 5,212 276 9,627

$800‐$899 569 4,643 362 11,270

$900‐$999 358 3,742 400 11,394

$1,000‐$1,249 757 5,819 637 21,319

$1,250‐$1,499 570 3,103 458 14,724

$1,500‐$1,999 507 3,553 517 14,357

$2,000‐$2,499 108 2,086 95 4,755

$2,500‐$2,999 26 1,182 114 1,659

$3,000+ 59 1,658 38 1,442

Total Units 4,565 43,656 3,456 107,443



Households without mortgages generally had significantly lower monthly owner costs

(see Table 8). For example, in unincorporated County, 389 households without

mortgages reported monthly costs greater than $1,000. Comparatively, over 58,000

households with mortgages in unincorporated County reported paying more than

$1,000 each month.


TABLE 8 HOUSEHOLDS WITHOUT A MORTGAGE AND SELECTED MONTHLY

OWNER COSTS, 2000

Owner Costs Not

Mortgaged Plant City Tampa Temple Terrace

Unincorporated

County

Less Than $100 51 385 0 348

$100‐$149 109 1,222 7 1,090

$150‐$199 224 2,565 53 2,508

$200‐$249 282 3,388 87 4,153

$250‐$299 307 3,065 163 4,868

$300‐$349 180 2,150 245 4,361

$350‐$399 188 1,254 173 3,203

$400‐$499 185 1,417 184 4,373

$500‐$599 143 908 139 1,977

$600‐$699 59 464 93 935

$700‐$799 18 276 56 400

$800‐$899 7 187 10 336

$900‐$999 10 169 8 142

Greater Than

$1,000 7 552 0 389

Total Units 1,770 18,002 1,218 29,083



The Florida Housing Data Clearinghouse reported the percentage of household income

that is used for rent using data provided by the U.S. Census 2000. By dividing the

annual rent paid by the annual household income received, the percentage of

household income that is used for rent is calculated and assigned to one of six income

ranges. The information is cross tabulated by the Census Bureau into three percent

categories. The data appear in Table 9 for each jurisdiction. Data on percentage of

monthly income paid for rent indicate the size of the cost‐burdened population. HUD

defines a household as cost burdened when it must spend more than 30% of monthly

household income on rent. A household spending more than 50% of monthly

household income on rent qualifies as severly cost burdened.


As demonstrated in Table 9, an inverse relationship exists between income level and the

percentage of income used for rent. In other words, the higher the income, the lesser

the percentage of income that is spent on rent. The inverse relationship is true for each

jurisdiction in Hillsborough County. Table 10 shows similar data for owners. However,

in unincorporated County, more renters than owners in the lowest income ranges used

35% or more of their income for rent. Homeowners, like renters, spent a higher

percentage of their income on housing costs as the income level decreases.


TABLE 9 RENTER OCCUPIED HOUSEHOLD INCOME BY GROSS RENT AS

PERCENTAGE OF INCOME, 2000

Renter Household Income/

Gross Rent as Percent of

Income


County

Less Than $10,000 636 11,592 443 9,690

Less than 30% 53 1,758 36 272

30 ‐ 34.9% 31 441 14 80

35% or More 436 7,251 312 7,110

Not Computed 116 2,142 81 2,228

$10,000 to $19,999 741 10,991 537 13,440

Less than 30% 197 2,669 51 1,430

30 ‐ 34.9% 57 1,211 7 1,262

35% or More 476 6,618 458 10,303

Not Computed 11 493 21 445

$20,000 to $34,999 1,106 14,075 863 22,237

Less than 30% 715 8,635 353 12,615

30 ‐ 34.9% 134 2,142 237 3,922

35% or More 224 2,703 273 5,056


$35,000 to $49,999 545 8,430 680 14,248

Less than 30% 505 7,513 631 13,196

30 ‐ 34.9% 21 318 33 506

35% or More 0 282 9 546


$50,000 to $74,999 512 6,348 674 647

Less than 30% 476 5,947 661 0

30 ‐ 34.9% 11 122 0 185

35% or More 0 67 0 202





TABLE 10 OWNER OCCUPIED HOUSEHOLD INCOME BY GROSS RENT AS

PERCENTAGE OF INCOME, 2000

Owner Household Income/

Owner Costs as a Percent of

Income

Plant City Tampa Temple

Terrace

Unincorporated

County

Less Than $10,000 411 4,413 138 4,491

Less than 30% 45 612 0 400

30 ‐ 34.9% 35 200 17 246

35% or More 279 2,898 105 3,044


$10,000 to $19,999 605 6,990 332 9,163

Less than 30% 308 3,234 106 3,346

30 ‐ 34.9% 32 474 14 508

35% or More 265 3,282 212 5,309


$20,000 to $34,999 1,175 12,039 650 19,628

Less than 30% 752 7,389 351 9,894

30 ‐ 34.9% 123 1,302 71 2,355

35% or More 300 3,348 228 7,379


$35,000 to $49,999 1,130 10,695 759 23,277

Less than 30% 915 8,840 532 16,986

30 ‐ 34.9% 87 765 48 2,724

35% or More 128 1,090 179 3,567


$50,000 to $74,999 1,457 12,057 944 35,066

Less than 30% 1,372 10,956 857 31,088

30 ‐ 34.9% 58 481 57 2,145

35% or More 27 620 30 1,833





STRUCTURALLY DEFICIENT HOUSING The 2000 Census provides data on the condition of the housing stock that can be used to

measure certain characteristics of structural condition. The characteristics measured

include lack of complete plumbing, lack of complete kitchen, lack of central heat, and

overcrowding reflect inadequate housing. However, these measurements are not a

comprehensive indicator of structural conditions (i.e., falling roof, rotting wood and

missing windows). Table 11 displays data on selected housing stock conditions.

Crowded housing units are defined as having more than 1.01 persons per room in the

housing unit. Over seven percent of the occupied housing units in the unicorporated

County were crowded. In total, 24,436 crowded housing units existed in Hillsborough

County in 2000. Most of the crowded housing units, 56.3%, were located in the

unincorporated County, followed by Tampa with 38.9%.

The temperate climate in Florida reduces the need for central heating. Yet, it should be

noted that 3,217 units (2.7%) in Hillsborough County had no source of heat at all.

Of the total housing units in Hillsborough County, one percent lacked complete kitchen

facilities. Complete kitchen facilities include an installed sink with piped water, a range

or cookstove and a mechanical refrigerator. About 41% of the housing units lacking

complete kitchen facilities were in Tampa, while about 57% of the housing units lacking

complete kitchen facilities were in the unincorporated County.

Just over one percent of the housing units in Hillsborough County lacked complete

plumbing. Complete plumbing requires hot and cold piped water, a flush toilet, and a

bathtub or shower inside the housing unit for the exclusive use of the occupants. Nearly

39% of the units lacking complete plumbing were in Tampa. Just over 58% of the

housing units lacking complete plumbing were located in the unincorporated County.


TABLE 11 HILLSBOROUGH COUNTY HOUSING STOCK CONDITIONS

Conditions Plant City Tampa Temple Terrace Unincorporated

County

Persons Per Room

1.01 or More

Persons per Room 871 9,498 307 13,760

Share of Occupied

Units (%) 8.0% 7.6% 3.5% 7.4%

House Heating

Fuel

No Fuel Used 45 1,199 43 1,930

Share of Occupied

Units (%) 0.4% 1.0% 0.5% 0.8%

Kitchen Facilities

Lacking Complete

Facilities 14 671 14 919

Share of Units (%) 0.1% 0.5% 0.1% 0.3%

Plumbing

Facilities

Lacking Complete

Facilities 39 745 21 1,119

Share of Units (%) 0.3% 0.5% 0.2% 0.4%


HOUSING CONSTRUCTION ACTIVITY The housing construction activity for unicorporated Hillsborough County illustrated in

Table 12 results in several conclusions. Over the last six years, single family was the

most common form of permitted residential construction, and detached single family

was more common than attached single family. The number of apartment units

permitted each year tended to vary considerably. Mobile homes were the least common

form of residential activity. Finally, since the turn of the millennia, the peak in overall

residential permit activity occurred in 2003, with 11,950 housing units permitted in

unincorporated County.


TABLE 12 ANNUAL BUILDING PERMIT ACTIVITY IN UNINCORPORATED

HILLSBOROUGH COUNTY, 2000 TO 2006

Year Single‐family

Detached

Single‐family

Attached Apartments Mobile Homes Total

2006 4,560 2,970 1,549 196 9,275

2005 7,350 3,265 605 304 11,524

2004 7,410 2,165 879 251 10,705

2003 7,103 1,475 3,118 254 11,950

2002 6,369 1,149 1,870 287 9,675

2001 5,452 861 1,098 356 7,767

2000 4,687 890 2,888 375 8,840

Source: Hillsborough County City‐County Planning Commission

LOW AND MODERATE INCOME AFFORDABLE HOUSING Private sector developers almost exclusively supply Hillsborough County’s housing.

Housing can vary in terms of size, location, price or other factors. The types of housing

supplied depend upon market forces such as profitability, land costs, construction costs

and government regulations. Economic forces determine the allocation of housing

units. That is, more desirable types of housing will be more expensive. Only consumers

with the ability to pay for the benefits of various housing types will acquire them;

consumers at the lowest end of the economic scale will have more limited housing

options.

Some families can find only substandard housing while others are homeless. The

Housing Element addresses the County’s need to supply standard housing units to all

economic groups. Major barriers to homebuying for low and moderate income

households include the initial cash requirements for down payments and closing costs.

The price range for each level of affordable housing by income group is shown in Table

13. The University Partnership for Community & Economic Development originally

prepared the information displayed in Table 13 and Table 14 for the Hillsborough

County Affordable Housing Task Force.5 Several assumptions were made in the

calculation of data presented. The attainable house price range was based on a 6.75%

5 University Partnership for Community & Economic Development. (October 2006). Attainable Housing for Hillsborough County’s Growing Economy. Prepared for the Hillsborough County Affordable Housing Task Force.


interest rate, 30 year loan with a 5% downpayment. Hourly wage calculations required

dividing the annual gross income by 52, and then by dividing the resulting number by

40 hours. The calculation of attainable housing costs was based on a 25% of gross

annual income rather than the standard 30% so that the remaining 5% of gross annual

income would account for other housing costs, such as property taxes, insurance and

utilities. Finally, attainable monthly payments were calculated by taking 25% of the

annual gross income and then dividing by 12 months.

The 2006 Hillsborough County median household income was $54,400. A household

earning median income could afford a home priced at up to $183,000. According to the

Hillsborough County Property Appraiser, the 2006 median sales price for a home in

Hillsborough County was $237,000. Households earning below median income could

afford up to $147,000 at the low income level, $92,000 at the very low income level, and

$55,100 at the extremely low income level.


TABLE 13 HOUSING OWNERSHIP AFFORDABILITY BY INCOME RANGE

HILLSBOROUGH COUNTY, 2006

Income Description Ranges of Income or Attainable

Costs Attainable House Price Ranges

2006 Area Median Income $54,400 $0 ‐ $183,000

Extremely Low Income(ELI)

Annual Income Range for ELI ‐

Less Than 30% of AMI $0 ‐ $16,320 $0 ‐ $55,100

Hourly Income Range for ELI $0 ‐ $7.84

Attainable Housing Costs ‐ 25%

of Gross Annual Income $0 ‐ $4,080

Attainable Monthly Payments $0 ‐ $340

Very Low Income(VLI)

Annual Income Range for ELI ‐

Greater Than 30% & Less Than

50% AMI

$16,321 ‐ $27,200 $55,101 ‐ $92,000

Hourly Income Range for VLI $7.85 ‐ $13.06


of Gross Annual Income $4,080 ‐ $6,800


Low Income Household(LI)

Annual Range for LI ‐ Greater

Than 50% & Less Than 80% AMI $27,201 ‐ $43,520 $92,000 ‐ $147,000

Hourly Income Range for LI $13.07 ‐ $20.91


of Gross Annual Income $6.801 ‐ $10,880


Moderate Income

Household(MI)

Annual Income Range for MI ‐

Greater Than 80% & Less Than

120% AMI

$43,521 ‐ $65,280 $147,001 ‐ $220,000

Hourly Income Range for MI $20.92 ‐ $31.38


of Gross Annual Income $10,881 ‐ $16,320

Attainable Monthly Payments $907 ‐ $1,360

Source: U.S. Department of Housing and Urban Development, 2006 and the Shimberg Center for

Affordable Housing, University of Florida, 2006


The income needed to afford the average rental rates for apartments in Hillsborough

County is displayed in Table 14. The average rental rate in 2006 for a household renting

a single bedroom, single bathroom unit was $688 per month.6 Very low and extremely

low income households could not afford the average rental rate of even the smallest size

apartment without creating a cost burden (refer to Table 13).

TABLE 14 INCOME REQUIRED FOR AVERAGE RENT IN HILLSBOROUGH

COUNTY, 2006

Unit Type Average Rent Required Income*

1 bedroom / 1 bath $688 $33,024

2 bedroom / 1 bath $721 $34,608

2 bedroom / 2 bath $919 $44,112

3 bedroom / 2 bath $1,056 $50,688

3 bedroom / 2.5 bath $1,234 $59,232

4 bedroom / 2 bath $1,156 $55,488

*Based on Expenditure of 25% of Gross Monthly Income for Rent

Source: Bay Area Apartment Association; First Quarter 2006 and the Shimberg Center for Affordable

Housing, University of Florida, 2007

Affordable housing is a major issue in Hillsborough County, representing the

prevailing housing need of many segments of the population. The Comprehensive Plan

must address and satisfy those needs for the residents of unincorporated Hillsborough

County.

SUBSIDIZED HOUSING Subsidized housing in unincorporated Hillsborough County is provided through a

number of programs, operated primarily operated using federal funding. The U.S.

Department of Housing and Urban Development (HUD) and the Farmerʹs Home

Administration (FmHA) fund several rental subsidy programs. The Section 8 Program,

funded by HUD, is the largest subsidy program used in unincorporated Hillsborough

County at this time. With an annual budget of about $9 million dollars, approximately

6 Source: Bay Area Association; First Quarter 2006 and the Shimberg Center for Affordable Housing, University of Florida, 2007.


1,650 certificates and vouchers are issued each year assisting 5,000‐6,000 very low

income individuals. However, the waiting list for this program is longer than one year.

Hillsborough County provides no public housing. Historically, public housing has

been viewed negatively by communities because of its concentration within specific

areas. The assistance programs used in Hillsborough County provide individual

families with rent subsidy certificates that give them the option of renting a variety of

units throughout the county. By providing housing choices, the County encourages

spatial deconcentration of subsidized housing. Additionally, Hillsborough County does

not desire to provide housing management but rather relies on the private sector or

non‐profit organizations.

The housing subsidy and assistance programs include:

Section 8; Rental Subsidies

Section 202; Elderly/Handicapped Rental Assistance

Section 236; Rental Assistance

FmHA 515; Rural Rental Housing

The federally subsidized rental housing stock by location, federal program and number

of units is lised in Table 15. The programs provide 18 units for persons with disabilities

and 260 family units. All of the units for persons with disabilities and 234 of the family

units are RHS or HUD rental assistance units.


TABLE 15 UNINCORPORATED HILLSBOROUGH COUNTY SUBSIDIZED‐

ASSISTED HOUSING INVENTORY, 2007

Development

Name Location City Total Units

RHS/HUD

Rental

Assistance

Units

Housing

Programs

Population

Served

Jontilly Place

1402

Jontilly

Place

Brandon 18 18 Rental

Assistance/HUD

Persons

with

Disabilities

Summit

Ridge

982 Summit

Ridge

Drive

Brandon 40 40 Rental

Assistance/HUD Family

Manatee

Village

1016

Manatee

Village

Drive

Ruskin 62 62 Rental

Assistance/RHS Family

Riverwood

Apartments

709

Oceanside

Cr

Ruskin 45 4 Rental


Wimauma

Area Improve

Auth III

526

Manatee Dr Ruskin 21 21

Rental


North Grove

Assoc

711 North

Grove Lane Seffner 32 30

Rental


Newmauma

Homes Phase

I

5701 Bassa

St Wimauma 42 42

Rental


Wimauma

Area

Improvement

Auth II

5701 Bassa

St Wimauma 36 35

Rental

Assistance/RHS;

Section 515

Family

Total 278 234

Source: U.S. Department of Housing and Urban Development, USDA Rural Development, Florida

Housing Finance Corporation, Housing Finance Authority of Hillsborough County, 2007

The State of Florida Housing Finance Authority (HFA) previously financed a bond

program to provide low interest loans to developers of apartment complexes who

agreed to lease one‐fifth of the total units to lower income persons. Table 16 displays a

list of the HFA financed developments. The total number of units created from this

HFA program is 4,574. Using the minimum requirement for HFA loans, at least 914

units should be available for lower income persons.


TABLE 16 STATE OF FLORIDA HOUSING FINANCE AUTHORITY PROJECTS

FUNDED, 2007

Development

Name

Street

Address City

Total

Units

RHS/HUD

Assistance Housing Program

Population

Served

Brandon

Crossing

530

Providence

Road

Brandon 200 200 Housing Credits

4% Family

Charleston

Landings

902 Delaney

Circle Brandon 300 0 State Bonds Family

Cypress

Trace

741

Providence

Trace Circle


4% Family

Lakewood

Shores

1722

Lakewood

Shores Lane


4% Family

Sterling

Palms

Apartments

1919 Sterling

Palms Court Brandon 248 0 Guarantee Family

Summit

Ridge

982 Summit

Ridge Drive Brandon 40 40

Rental


Westchester

105

Westchester

Oaks Lane


9% Family

Woodberry

Woods

808

Pineberry

Drive


9% Family

Lake Carlton

Arms II

17701 Lake

Carlton

Drive

Lutz 396 395 State Bonds Family

Lansdowne

Terrace

Apartments

14702

Livingston

Avenue

Lutz 160 0 Housing Credits

9% Elderly

Bayou

Crossing

10305

Zackary

Circle

Riverview 290 0 Housing Credits

9% Family

Summer

Palms

Apartments

10220

Summer

Palms Drive


4% Family

Windermere

9474

Windermere

Lake Drive


9% Family

Windermere

II

20902

Windermere

Oak Lane


9% Family

Grove Pointe 325 Laguna

Oaks Place Ruskin 80 0

Housing Credits

9% Farmworker


Irongate 1820 Blair

Castle Circle Ruskin 160 0

Housing Credits

9% Family

Orchard Park

1512

Orchard

Park Circle

Ruskin 84 83 Housing Credits

9% Farmworker

Bloomingdale

Woods

3431 Eagle

Ridge Court Valrico 224 0 State Bonds Family

Groves At

Wimauma

5316 Sun

Paradise Ct. Wimauma 108 107

Housing Credits

9% Farmworker

La Estancia

5292

Guadaloupe

Boulevard

Wimauma 84 0 Housing Credits

9% Farmworker

Total 4,574 1,949

Source: Florida Housing Finance Corporation, 2007

HOUSING FOR PERSONS WITH DISABILITIES The existing population of persons with disabilities in unincorporated Hillsborough

County requires diverse and specialized forms of housing assistance. The U.S. Census

reveals residents with physical disabilities live in unincorporated Hillsborough County.

It is important for the dwelling units of residents with disabilities to be barrier‐free.

County programs expending Community Development Block Grant Program (CDBG),

HOME program, SHIP program, and other Federal funds provide some barrier‐free

living environments. The Hillsborough County Housing Assistance Plan estimates the

need for 120 additional units of assisted housing for individuals with disabilities.

ELDERLY HOUSING According to the 2000 U.S. Census, elderly households comprise 12% of all households

residing in Hillsborough County. Projections by the Bureau of Economic and Business

Research indicate that 284,496 (or 17.7%) persons age 65 or over will reside in

Hillsborough County in the year 2025. Unincorporated Hillsborough Countyʹs aging

general population will create a demand for smaller dwelling units. This need for a

greater number of smaller units may be accommodated with higher density land use.

Elderly housing should be served by public transportation routes that are convenient to

shopping, medical facilities and recreation opportunities.

HOUSING FOR FAMILIES WITH CHILDREN A severe housing shortage exists for families with children. According to 2000 U.S.

Census data, 81,873 families with children under age 18 resided in unincorporated

Hillsborough County. Presently, the Human Rights Ordinance does not protect the


housing rights of families with children, and the majority of the rental communities

being developed exclude children. The Comprehensive Plan needs to consider means

to provide adequate rental housing for families with children.

In 2000, female‐headed households with dependent children made up approximately

6.0% (or 7,933 of 133,267 households) of unincorporated County’s total households.7

The Hillsborough County Housing Assistance Plan estimates of these households need

some form of housing assistance.

GROUP HOMES Chapter 163.3177 Florida Statutes requires comprehensive plans to provide standards,

plans and principles for the provision of adequate sites for group homes and foster care

facilities in residential areas or areas of residential character (Chapter 9J‐5.010, FAC).

Hillsborough County’s land development code specifically addresses group homes,

allowing them throughout the range of residential zoning categories.

Based upon the Chapter 9J‐5 definition of group home, three categories of group homes

are found within unincorporated Hillsborough County. The categories include long

term facilities, child caring/child placing facilities, and adult congregate living facilities

(ACLFʹs). The present total capacity of all group homes is 681 (see Table 17).

7 Source: U.S. Census 2000.


TABLE 17 CURRENTLY LICENSED COMMUNITY RESIDENTIAL HOMES,

HILLSBOROUGH COUNTY, 2005

Name Address City Licensed Capacity

Elianne D. Jerome 2158 Brandon Park Cir. Brandon 3

New Horizons Group Home 109 E. Clay Ave. Brandon 14

Estatewood Group Home 1101 Estatewood Drive Brandon 6

Marlene Sue Feliciano 1313 Estatewood Drive Brandon 3

Roderick & Caretta Henderson 301 Greenview Drive Brandon 5

Kingsway Road Group Home 1104 Kingsway Road Brandon 6

Limona Group Home 1410 Limona Road Brandon 6

Steven Latter 139 Melanie Lane Brandon 5

Rockwood Group Home 1307 Rockwood Drive Brandon 5

Sadie Group Home 311 W. Sadie Street Brandon 6

Sunnyhills Group Home 1410 Sunnyhills Drive Brandon 5

Telfair Group Home 825 Telfair Road Brandon 6

Joshua R. Velez 741 W. Wheeler Road Brandon 5

Nettles Group Home 817 W. Wheeler Road Brandon 6

Applegate Group Home 3904 Applegate Circle Brandon 5

Coulter Place Group Home 711 Coulter Place Brandon 6

Greenwood Court Group Home 813 Greenwood Court Brandon 6

Good Sheperd 1801 Lido Drive Brandon 6

Marphill Group Home 640 Marphill Loop Brandon 6

Overhill Group Home 704 Overhill Drive Brandon 5

Overland Group Home 410 Overland Drive Brandon 6

Southern Living of Brandon 619 Princeton Street Brandon 6

J. P. Trails Foster Home 1427 Trail Boss Lane Brandon 2

Westbrook Group Home 408 Westbrook Ave. Brandon 6

Jireh House, Inc. 15222 Lost Lake Lane Lithia 10

Geraldine Biggers Manley 112 Crenshaw Lake Road Lutz 5

Angels Unaware VI 701 Crenshaw Lake Road Lutz 6

Austin House, The 1011 Van Dyke Road Lutz 10

Lutz Group Home 2603 Wilson Circle Lutz 5

Ruby N. Baker 18310 Dollybrook Lane Lutz 3



Angels Unaware III Group

Home 2336 Windsor Oaks Ave. Lutz 6

Shiloh Group Home 1104 County Line Rd Lutz 5

Cloverdale, Inc. 1114 W. County Line Road Lutz 8

30th Street Group Home

(Quest) 18708 30th Street North Lutz 6

Angels Unaware II 17020 Livingston Ave. Lutz 6

Kinard Road Group Home 7504 Kinard Road Plant City 6

Sunshine Manor 1270 McGee Road Plant City 8

Wave Services Group Home 6302 Paul Buchman Hwy Plant City 4

Other Mothers Group Home 2815 Wallace Branch Road Plant City 5

Gussie Haughbrook AFCH 2501 Highway 60 East Plant City 4

New Life Adult Care, Inc. 12210 Netherfield Ct. Riverview 6

Cox Adult Living Facility 1906 Oscar Cox Road

(aka 5402 Smith Ryals Rd.) Plant City 12

Jonie Mae Hargrett 2419 State Road 60 East Plant City 5

Dusty Road Group Home 7416 Dusty Road Riverview 6

Chilldon Group Home 10802 Hackney Drive Riverview 12

Marshall Group Home 12930 Tribute Drive Riverview 5

Floridana Group Home 431 Floridana Drive Apollo Beach 6

Emma Kelly 509 Calhoun Ave. Seffner 4

Claire Group Home 315 Claire Ave. Seffner 6

Felicitas Group Home 2959 Forest Circle Seffner 6

Mercy House Group Home 3301 King William Circle Seffner 6

Marlene Sue Feliciano 1121 Lake Sore Ranch Drive Seffner 2

Southern Live‐in of Mango 11801 Old Hillsborough Ave E Seffner 6

Agatha Jones 1306 Seffner Valrico Road Seffner 3

Stark Road Group Home 6620 Stark Road Seffner 6

Flora House 6622 Stark Road Seffner 4

Bessie Dix Group Home 6626 Stark Road Seffner 4

Robert Ponder Vereen 10010 Benjamin Smith Dr Thonotosassa 5

Dorothy Bode’s ALF 11930 Fort King Highway Thonotosassa 5

Lakeshore Living Inc 10919 Mistletoe Drive Thonotosassa 6

Cynthia Torres 9514 Ripley Road Thonotosassa 3



Magnolia Buckanan 11750 Sterling Road Thonotosassa 3

Ruby Francis 11806 Sterling Road Thonotosassa 3

Capri Group Home 2014 Capri Road Valrico 6

Crestwood Group Home 3711 Crestwood Drive Valrico 6

Sisters Home Care Group

Home 4010 Highgate Drive Valrico 6

New Life Adult Home Care II 322 Regal Park Drive Valrico 11

Rainbow Comm. Hlth Care #2

GpHm 2640 Ridgetop Way, Vlarico Valrico 6

Washington Group Home 2124 Washington Road Valrico 6

Good Night (FEC, Inc.) 5407 N. 30th Street Tampa 8

Jeanette Boston ALF 6916 N. 30th Street Tampa 7

Magnolia Gardens Manor 2600 E. 31st Ave. Tampa 12

Ruby’s Residential Care 5906 N. 32nd Street Tampa 10

Clewis Group Home 4507 Clewis Ave. Tampa 6

United Urban Outreach, Inc. 4224 E. Curtis Street Tampa 6

Flo‐Ronke, Inc. 1513 E. Ellicott Street Tampa 5

Efferine McWhite 3004 E. Hanna Ave. Tampa 3

Nettie Austin Cox 1503 E. Ida Street Tampa 4

United Urban Outreach, Inc. 1713 NE Lambright Street Tampa 8

Holmes Residential 6809 Lyman Ave. Tampa 7

Bay Springs, Inc. 1923 E. Osborne Avenue Tampa 6

Patricia Ann Lester 4307 E. Powhatan Ave. Tampa 5

Sligh Avenue Group Home 1706 E. Sligh Ave. Tampa 6

Travis Boulevard Group Home 6232 Travis Blvd. Tampa 4

Angels Unaware 8 Group

Home 13924 Capital Drive Tampa 6

Villa Serena 6003 Ambassador Drive Tampa 6

Beck and Call Staffing 7509 Canal Blvd, Tampa 6

Christine Thompson 7509 Caron Road Tampa 3

Paula Tirado 6608 Memorial Hwy. Tampa 5

A Country Place 10515 Memorial Hwy. Tampa 6

Isaac House 8211 Pinehurst Circle Tampa 6

Beck and Call Staffing #3 6014 Town n’ Country Blvd Tampa 3



Woodburn Court Group Home 8507 Woodburn Court Tampa 6

Munoz foster Home 7935 Woodvine Circle Tampa 1

Comfort Care ALF 2508 W. Fletcher Ave. Tampa 6

Hollis Drive Group Home 2504 Hollis Drive Tampa 5

Angels Unaware V 2502 Krueger Lane Tampa 6

The GATES/TLP 13507 N. Lincoln Avenue Tampa 10

McCulloch 2 Group Home 10406 Reclinata Lane Tampa 4

Country Run Group Home 11625 Country Run Tampa 5

Coverdale Group Home 12842 Coverdale Drive Tampa 4

Judith Colon 16030 Eagle River Way Tampa 4

Angels Unaware IX Group

Home 16541 Forest Lake Drive Tampa 4

Angels Unaware I Group Home 15707 Pony Place Tampa 6

Stall Road Group Home 4041 Stall Road Tampa 8

JJ’s Group Home 14009 Basin Street Tampa 4

Brairthorn Group Home 14101 Briarthorne Drive Tampa 5

Angels Unaware VII 5302 Brushy Creek Drive Tampa 6

Christine Thompson 14750 DelValle Road Tampa 3

Fulmer Drive Group Home 5419 Fulmar Drive Tampa 5

Olive Jones Rd Foster Home 12804 Olive Jones Road Tampa 2

Shaw Road Group Home 15113 Shaw Road Tampa 6

Holy Agnes ALF 6563 Spanish Moss Circle Tampa 6

Hilda Casusky 8812 Bayaud Drive Tampa 5

Mercy Home 6428 Eden Lane Tampa 6

Alexa, Inc. 8615 Hulsey Road Tampa 11

Town n’ Country ALF 6030 W. Idlewild Ave. Tampa 6

Fountain of Youth 9001 Bana Villa Court Tampa 6

Achieve Development Group

Home 12510 Memorial Hwy. Tampa 6

Source: Department of Children and Families, SunCoast Region

MOBILE HOMES Mobile homes are a viable, low cost housing alternative for lower income persons. Data

from the Hillsborough County City‐County Planning Commission indicate that there


were 330 licensed mobile home parks in unincorporated Hillsborough County in 2000

(see Table 18). These parks contained a total of 24,140 spaces.


TABLE 18 MOBILE HOMES IN HILLSBOROUGH COUNTY, 2000

Name Generalized Area Spaces

301 MHP Thonotosassa 8

Alafia Acres MHP Riverview 9

Alafia Mobile Plaza Gibsonton 104

Alafia River Beer Shed & Mobile Hom Riverview 19

Alafia River Development MHP Inc Gibsonton 16

Alafia River RV Resort Riverview 203

Alafia River State Park Lithia 30

Alafia Riverfront MHP Riverview 107

Alafia Village For Mobile Homes Riverview 20

Anderson RV Plaza Gibsonton 30

Angel Wood Mobile Home Park Seffner 18

Anna Mary Trailer Park Thonotosassa 19

Bernhardt Mobile Court Gibsonton 13

Bettyʹs Mobile Home Park Thonotosassa 12

Bettyʹs Park Ruskin, 8

Billʹs Park Ruskin 9

Black Dairy Road MHP Seffner 9

Blount Rd Mobile Home & RV Park Dover 8

Bobʹs Mobile Home Park Plant City 9

Bon Chateau Lutz 10

Boyceʹs MHP Thonotosassa 11

Bracewells TP Plant City 16

Bradford RV Park Valrico 5

Brahman MHP Riverview 12

Brandon TP Brandon 211

Brantleyʹs TP Lithia 12

Brewer & Sons Rentals Gibsonton 25

Briarwood MHP Plant City 95

Bright Hour Ruskin 11

Brock Mobile Home Park Plant City 9

Brock Property Park Plant City 5



Brorein Boy Scout Camp Odessa 60

Bryant Acres Lithia 12

Bull Frog Creek MHP Gibsonton 94

Burnes TP Seffner 12

C & R Trailer Park Gibsonton 18

Camelot MHP Thonotosassa 119

Camp Frontier Wimauma 44

Camp Lemora Thonotosassa 298

Captains Landing Mobile Home Park Ruskin 25

Caribbean Isles Apollo Beach 540

Castleberry Road Trailer Park Odessa 9

Cedarkirk Lithia 108

Chapmanʹs MHP Lutz 8

Charlies MHP Thonotosassa 109

Chateau Forest MHP Seffner 109

Chula Vista MHP #1 Ruskin 58

Chula Vista MHP #2 Ruskin 187

Church of God Campground West Wimauma 114

Church of God Youth Camp Wimauma 297

Cindyʹs Mobile Home Park Thonotosassa 9

Citrus Hill RV Park Dover 228

Citrus Knoll MHP Thonotosassa 26

Colemanʹs MHP Seffner 8

Comfort Court MHP Gibsonton 13

Confusion Estates Gibsonton 9

Coronet MHP Plant City 13

Country Care Farms Brandon 12

Country Grove MHP Thonotosassa 14

Country Lane Mobile Home Park Thonotosassa 13

Country Side MHP Seffner 8

Country Villa Estates Riverview 112

Countryside Mobile Park Thonotosassa 24



Cozart Chalet Gibsonton 9

Craven Trailer Park Wimauma 11

Creekside Village Gibsonton 13

Crenshaw Lake MHP Lutz 33

Crescent Lake Riverview 143

Crossons TP Thonotosassa 10

Crowell MHP Riverview 13

Crystal TP Ruskin 12

Cypress Mobile Home Park Valrico 30

Daisy Lane Trailer Park Thonotosassa 8

Davids TP Wimauma 12

Del Rio Motel & TP Thonotosassa 12

Dela Rosa Trailer Park Ruskin 14

Dodoʹs Mobile Home Park Dover 12

Domenicos TP Thonotosassa 12

Dorothy Thomas Girl Scout Camp Riverview 191

Double R Mobile Home Park Thonotosassa 13

Dover Trailer Park Dover 12

Duffeyʹs TP Plant City 25

Duncanʹs Mobile Home Park Plant City 14

Earnitaʹs Trailer Park Dover 15

Eastwood Estates MHP Gibsonton 157

Edward Medard Park Durant 42

Edwards Road Trailer Park Plant City 8

Eelweks MHP Thonotosassa 13

El Laberinto Lutz 9

El Ranchio Ventures LLC Plant City 14

Engles Trailer Park Ruskin 8

Evergreen MHP Valrico 9

Fairfax TP Riverview 13

Family Rentals of Gibsonton, Inc Gibsonton 22

Family Trailer Park Plant City 6



Fears MHP Durant 9

Featherock MHP Valrico 522

Fernlane MHP Lutz 7

Figueroa Mobile Home Park Gibsonton 12

Floral Village Plant City 197

Florida Acecapaders Lithia 76

Florida Light & Life TP Plant City 263

Florida Rentals of Seffner, Inc Seffner 31

Florida Sands MHP Lutz 24

Flower Garden Mhp Gibsonton 8

Floyd & Baxter Mobile Home Park Gibsonton 6

Garza Mobile Home Park Dover 14

Giants Trailer Camp Gibsonton 14

Gibsonton Trailer Village Gibsonton 10

Gideons Mobile Home Park Temple Terrace 8

Glen Oaks MHP Tampa 43

Glenn Acres Gibsonton 22

Glenwood Mobile Home Park Tampa 26

Godʹs Missionary Church Wimauma 31

Gonzalez Mobile Home Park Ruskin 7

Gordilloʹs MHP Ruskin 11

Graceland MHP Seffner 13

Grandview MHP Seffner 122

Granger Mobile Home Park Gibsonton 7

Grantʹs City Trailer Park Lithia 10

Graulichʹs Trailer Park Tampa 8

Great Bay MHP Tampa 16

Green Acres Family Mobile Home Park 33547 655

Green Acres MHP Ruskin 9

Green Oaks Trailer Park Thonotosassa 29

Groce TP Ruskin 24

Grove Mobile Home Park Lutz 34



Grove Park Thonotosassa 12

Guthries Sunshine Park Thonotosassa 20

Hacienda Heights MHP Riverview 590

Hakky Farm Dover 10

Happy Acres MHP Riverview 21

Happy Homes MHP Plant City 97

Happy Traveler Campground Thonotosassa 222

Harts MHP Ruskin 32

Hawaiian Isles Travel Resort Ruskin 938

Hazel C MHP Brandon 10

Herrington TP Riverview 6

Hidden Lane MHP Ruskin 9

Hidden River Travel Resort Riverview 292

Hide A Way RV Resort Ruskin 343

Highland Park Thonotosassa 10

Hillsboro MHP Valrico 14

Hillsborough River State Park Thonotosassa 118

Hillyers Mobile Home Park Wimauma 6

Holiday Palm RV Park Ruskin 91

Hollemanʹs MHP Seffner 13

Huttos MHP Thonotosassa 25

J & B Trailer Park Ruskin 14

J & J MHP (Black Dairy Rd) Seffner 14

Jamies Mobile Home Park Riverview 9

Jimmyʹs Trailer Park Plant City 8

JJQ LLC Park I Gibsonton 14

JJQ LLC Park II Wimauma 12

Joe Rams Trailer Park Lutz 10

King Oakʹs MHP Seffner 13

King Richards Court MH Estates Riverview 117

Kingswood Riverview 239

Kobus TP Valrico 15



L and N Trailer Park Gibsonton 19

Lake Rose Village Lutz 50

Larrett MHP Seffner 25

Laxtonʹs Mobile Home Park #3 Gibsonton 16

Lazy Days RV Campground Seffner 138

Lazy Days RV Campground II Seffner 299

Lithia Springs Park Camping Area Lithia 40

Lithia Trailer Park Lithia 7

Little Manatee Isles Ruskin 167

Little Manatee River State Park Wimauma 34

Little Manatee Springs Wimauma 112

Little Tadpole MHP Gibsonton 40

Livingston MHP Lutz 65

Lone Oaks Mobile Estates Plant City 18

Lone Pine TP Ruskin 68

LPJ Mobile Home Park Thonotosassa 13

Lynch Rentals Plant City 8

Mabrey MHP Gibsonton 9

Mabry TP Gibsonton 25

Macʹs Mangrove Gibsonton 6

Magnolia Tralier Park Thonotosassa 15

Mallard Creek Seffner 14

Manatee RV Park Ruskin 304

Mango TP Mango 20

Mannings TP Seffner 12

Maryʹs TP Gibsonton 7

Masonic Park & Youth Camp Wimauma 73

Mayfield Mobile Home Court Ruskin 10

Mayʹs Park Ruskin 11

McCormick Camp Grounds Seffner 30

MG Trailer Park Lutz 50

MGM Mobile Home Community Thonotosassa 38



Mi Amigos Mobile Home Park Wimauma 22

Mickeyʹs MHP Wimauma 12

Mockingbird Hill MHP Valrico 9

Moonlite Bay MHP Gibsonton 9

Morningstar Mobile Home Park Ruskin 32

Morris MHP Seffner 13

Mullinʹs Trailer Park Wimauma 12

Natures Trail MHP Thonotosassa 33

Nell Kay TP Ruskin 12

Neptune Mobile Village Ruskin 159

Newmans TP Seffner 7

Nistal Park Gibsonton 57

Northside Trailer Park Apts Lutz 6

Oak Haven MHP Seffner 13

Oak Hill Mobile Village Valrico 220

Oak Knolls Estates Seffner 11

Oak Trail MHP Seffner 13

Oakbrook Mobile Home Park Plant City 165

Oaks At Countrywood, The Plant City 168

Oaks of Thonotosassa Thonotosassa 190

Oaks Park Riverview 20

Oakside Mobile Home Park Riverview 100

Oaktree Mobile Home Park Lutz 12

Old Estates Park Gibsonton 13

Orange Blossom Mobile Home Park Dover 20

Orange Grove MHP Seffner 14

Orange Hill Mobile Home Park Thonotosassa 15

Orange Terrace Park Riverview 8

Orchard Mhp Valrico 14

Padgett MHP Gibsonton 7

Palm Island Trailer Court Plant City 11

Palms of Lutz Lutz 19



Paradise Mobile Court Ruskin 114

Park At Palm Grove, The Gibsonton 27

Parkwood Estates Plant City 213

Parsonʹs Village MHP Seffner 20

Pawnee Park Thonotosassa 13

Peacock Mobile Home Park Dover 6

Petersons Trailer Park Gibsonton 7

Pick It Six Thonotosassa 6

Pine Haven Park of Lithia Valrico 8

Pine Manor MHP Riverview 13

Pine Tree Village Lutz 40

Pineapple Acres Seffner 10

Pinecrest MHP Lithia 10

Pinewood MHP Gibsonton 32

Pink Gift Shop Trailer Park Gibsonton 7

Plantation Oaks MHP Seffner 100

Pleasant Acres Trailer Park Thonotosassa 14

Pleasant Living MHP Riverview 245

Pruett Black Dairy Road TP Seffner 25

Rainbow Forest/Wigwam RV Park Seffner 94

Ranch Oaks Mobile Home Park Thonotosassa 82

Rays MHP Ruskin 8

Rayʹs MHP Gibsonton 8

Reeder Farms Ruskin 12

Reeder‐Snell Trailer Park Ruskin 12

Regal Mobile Home Park Dover 13

Rice Creek RV Park Riverview 573

Ridgewood MHP Seffner 18

River Oaks RV Resort Ruskin 100

Riverbreeze Estates Ruskin 115

Riverhaven Adult MHP Ruskin 63

Riverlawn Mobile Home & RV Park Riverview 131



Riverside Club Ruskin 244

Riverside I MHP Gibsonton 12

Riverside Mobile Home Park, Inc Ruskin 51

Riverwalk Village Gibsonton 175

Riverwoods Mobile Home Park Riverview 33

Riviera MHP Ruskin 30

Robbins MHP Thonotosassa 12

Rosers Park Seffner 8

Rotaryʹs Camp Florida Brandon 53

Saffold Mobile Home Park South Wimauma 24

Sandyʹs MHP Gibsonton 16

Sandyʹs MHP Thonotosassa 13

Sasnett Palms MHP Thonotosassa 13

Scaglione Trailer Park Thonotosassa 12

Scout Crest Camp Girl Scouts Odessa 99

Self Mobile Home Site Seffner 21

Shady Grove Thonotossa 26

Shady Oaks MHP Dover 12

Shamsi Mobile Home Park Riverview 13

Showtown East Gibsonton 13

Silver Dollar Resort A Odessa 305

Silver Dollar Resort B Odessa 88

Silver Star TP Lutz 15

Silverlane #1 Valrico 12

Silverlane #2 Trailer Park Valrico 12

Simmons Park Campground Ruskin 88

Skippers Trailer Park Dover 17

Skywood MHP Valrico 13

Snellgroves TP Plant City 8

South King Mobile Estates Brandon 10

Southern Aire RV Resort Thonotosassa 450

Southern Palms Mobile Home Court Thonotosassa 15



Spanish Main RV Park Thonotosassa 331

Spencer Trailer Park Riverview 12

St Cloud TP Valrico 12

St Joseph MHP Seffner 13

Star‐Lite MHP Dover 126

Strawberry Ridge Valrico 867

Sun City Mobile RV Park Wimauma 78

Sun Lake RV Resort Ruskin 48

Sun Land MHP Seffner 25

Sunny Spaces MHP Lutz 13

Sunrise MHP, LLC Lutz 168

Sunset Acres Sun City Center 12

Sunshine MHP Seffner 14

Sunshine Mobile Villas Riverview 14

Sweeting Trailer Park Ruskin 9

Sydney MHP Dover 8

T & J Mhp #1 Seffner 12

Tammyʹs Trailer Park Riverview 12

Tampa East RV Resort Dover 765

Tampa South RV Resort &

Campground Ruskin *

Terrace Crossings Thonotosassa 65

Thonotosassa Trailer Park Thonotosassa 24

Tidewater Mobile Home Park Gibsonton 25

Town & Country Mobile Park Valrico 68

Triple T MHP Thonotosassa 26

Tuck‐A‐Way Ruskin 39

Twin Palms Court Seffner 35

Twin Pines Mobile Home Park Wimauma 12

Valley MHP Dover 12

Valrico Hills MHP Dover 37

Vees MHP Riverview 8

Villa Maria Ruskin 57



Vonʹs Trailer Park Gibsonton 12

Wagon Wheel M H Park Seffner 8

Water Front Village Brandon 8

Waterside Gibsonton 69

Westlake MHP Wimauma 12

Whispering Waters MHP Gibsonton 14

Willifordʹs Mobile Home Park Thonotosassa 10

Windward Knoll Mobile Home Park Thonotasassa 149

Wolfeʹs Mobile Home Park Ruskin 12

Woodland Estates Ruskin 60

Yost Retirement Trailer Park Ruskin 63

*Number of spaces is unknown at this time.


Mobile home zoning districts are allowed in all residential land use categories,

according to the Comprehensive Plan. Examples of mobile home allowances include:

one mobile home per acre on land zoned AS‐1, two mobile homes per acre in the RSC‐

2MH zoning district, six mobile homes per acre in the RSC‐6MH zoning district and site

plan districts for mobile home parks. Zoning code policies are used to evaluate the

placement of mobile homes and mobile home parks.

Mobile homes represented 14.5% of the unincorporated Countyʹs total dwelling units in

the 2000 U.S. Census.8 The number of mobile home spaces by jurisdiction as seen in

Table 19 shows unincorporated Hillsborough County contains 93.0% of the mobile

home spaces in all of Hillsborough County.

TABLE 19 NUMBER OF MOBILE HOMES BY JURISDICTION, 2000

Plant City Tampa Temple Terrace Unicorporated

County

Total % of

Total Total

% of

Total Total

% of

Total Total

% of

Total

Mobile Home

Spaces 1,370 6.6% 93 0.4% 8 0.04% 19,414 93.0%


8 Data on the number of spaces in each mobile home park may not match the 2000 Census count due to differences in measurement definitions.


MIGRANT HOUSING Hillsborough Countyʹs agricultural industry creates a need for seasonal farm labor

housing. The Hillsborough County Zoning Code contains specific standards that must

be met before approving farm labor camps, including the requirements that a farm

labor camp shall be an accessory use to an agricultural use with a minimum size of ten

acres. The maximum density of the farm labor camps shall not exceed one dwelling unit

per acre of the zoning lot devoted to agriculture. The units may be clustered, but the

area of land used in calculating the density cannot be sold or used for nonagricultural

activities. Also, all camps must provide water systems and sewage disposal systems

which meet all federal, state and local requirements in addition to complying with all

federal, state and local requirements established for farm labor camps.

Migrant labor housing is a function of the number of workers needed for efficient

agricultural production. The current migrant labor camps listing from the Hillsborough

County Health Department shows those structures permitted in unincorporated

Hillsborough County during FY93 (10/1/92 ‐ 9/30/93). This housing is permitted to have

3,256 maximum occupants (see Table 20). The State of Florida defined two possible

categories of migrant housing ‐ housing and mobile homes.

TABLE 20 NUMBER OF MIGRANT HOUSING UNITS, 1993

Type of Structure Number of Units Maximum Occupants

Residential Migrant Housing 87

Migrant Labor Camps 41

Mobile Homes 445

Total 573 3,256


The majority of migrant workers find inexpensive housing on their own. Most often,

this housing consists of an excessive number of migrants living in substandard mobile

homes with inadequate plumbing and faulty wiring. Usually no deposits are required

and rent is collected weekly rather than monthly. A problem exists in that the state

requirements for inspection and licensing of migrant labor camps are less stringent than

the Hillsborough County Minimum Housing Code. Those able to provide housing that

meets state requirements may not also be able to meet the county’s minimum code.


THE HOMELESS The Homeless Coalition of Hillsborough County started in 1986, serves “...to establish

and maintain a continuum of services through strategic efforts and community‐wide

planning” for the homeless population of the County.9 The Coalition coordinates

services, interchanges information, evaluates homelessness, advocates for the homeless,

increases community awareness, and plans future service directions.

Additionally, the Coalition conducts a census of the homeless population of

Hillsoborough County. Administered during the last week of January every other year,

the Coalition collects data on the homeless population through a field survey. In 2005,

the Coalition determined 11,023 persons were homeless on a daily basis within the

County. Of the total homeless population, 74% were male. The racial composition of the

homeless population included 55% White, 34% Black, three percent Native

Amercian/American Indian and two percent Other.10 Most homeless persons were aged

18 to 59 (83%), while 11% were under the age of 18 and 6% were aged 60 or over.

Nineteen percent of the homeless population had served in the military. Finally, the

census reported 30% of homeless persons experienced homelessness one time during

the previous year, 28% were homeless two or three times during the previous year, and

31% experienced four or more incidences of homelessness during the previous year.

The Coalition identifies two primary causes of the increase in homelessness in

Hillsborough County, an increasing lack of sufficient affordable rental housing stock

and an increase in poverty. In its evaluation of county services for the homeless, the

Coalition cites as some of the major problems insufficient capacity in emergency

shelters, insufficient transitional housing for the homeless, lack of a multi‐service

network of services, and centralization of services for the homeless in Tampa making

access for many homeless persons within the County difficult.

HISTORICALLY SIGNIFICANT HOUSING In June, 1979, the Division of Archives, History and Records Management and the

Historic Tampa/Hillsborough County Preservation Board entered into a contractual

agreement for a cultural resources survey of the unincorporated portions of

Hillsborough County. The purpose of the survey was to provide the impetus for

preservation by identifying, documenting and evaluating the cultural resources in the

unincorporated areas of the County.

9 Source: The Homeless Coalition of Hillsborough County, retrieved on February 15, 2008 from <http://www.homelessofhc.org/index.html> 10 Race of the remaining six percent of the population was unknown.


The survey data collection addressed Florida Master Site File forms and provides a

more detailed inventory, which is intended for use as a planning tool and as a central

repository of archive data on the architectural remains of Florida’s history. The

inventory includes a variety of sites reflecting the development of the rural portion of

the County in an attempt to broaden and heighten the appreciation for all types of

structures and sites judged worthy of preservation by the Department of the Interior.

One hundred and twenty (120) sites were recorded during the fieldwork portion of the

survey, with 78 being recommended for inclusion in the Florida Master Site File.

The remaining sites identified in the inventory are of local significance and have been

added to the Archives of the Historic Tampa/Hillsborough County Preservation Board

as a record of the built environment of the county. An Historic Preservation Ordinance

is now needed to preserve the identified historically significant housing. Table 21 and

Table 22 list the historically significant housing contained in the Florida Master Site File

and the Sites of Local Significance. Map 2 depicts the location of these sites.


TABLE 21 FLORIDA MASTER SITE FILE

Site Address

1 108 1st Avenue 108 1st Avenue, Lutz

2 1514 Victoria St. 1514 Victoria St., Brandon

3 1st Thonotosassa Missionary Baptist Thonotosassa

4 A. J. Howard House Trapnell Rd., Trapnell

5 A. Mettayer House Riverview Dr., Riverview

6 A.P. Dickman House Dickman Dr., Ruskin

7 Alafia River Swing Span Bridge Highway 45 at Alafia River, Gibsonton

8 Allen House 7720 Mobley Road, Citrus Park

9 Aulick‐Grogan House 637 E. Millpoint Rd., Riverview

10 B.E. Stalls House 12718 Paddock Lane, Lake Magdelene

11 Balm Grocery Picnic Rd., Balm

12 Bob Hackney House 10904 Hackney Dr., Riverview

13 Brandon House 401 W. Brandon Blvd., Brandon

14 Browne Homstead 1201 Telfair Rd., Limona

15 Carpenter House Keysville Rd., Keysville

16 Chumney House Wiggins Rd., Springhead

17 Church of God Campground S. R. 574, Wimauma

18 Citrus Park Schoolhouse S.R. 587, Citrus Park

19 Coffeecup Restaurant 1‐5 Tamiami Trail, Ruskin

20 Coronet Bungalow S.R. 574, Cornet

21 Coronet Workers House Sparkman Rd., Springhead

22 Dixie Service Station U.S. Highway 41, Lutz

23 Dowdell House S.R. 674 Between 4th & 5th Sts., Wimauma

24 Dr. Malcolm Smith Log Home Lake Thonotosassa, Thonotosassa

25 East Tampa Depot U.S. 41 South, Gibsonton

26 Edmund Rhodes House Taylor, Thonotosassa

27 Evers House S.R. 39 & Swilly, Alafia

28 F. P. Stanaland House Wimauma

29 Farnsworth House .2 mi. E. of SR 39 & Swilly, Alafia

30 Franklin House 5th St., Wimauma

31 Ft. Lonesome Grocery Store S.R. 674 and S.R. 39, Ft. Lonesome


Site Address

32 Fugazzi Tenant House 612 Valrico Road, Valrico

33 G. F. Folsom House Rt. 2, Box 676, Thonotosassa

34 Gainer Cane Press Horton Rd., Bealsville

35 Galvin‐Carl (Fessenden) House Durant & Mulrennan Rds., Brandon

36 George H. Elsberry Farm House 4 Mi. E. on S. R. 674, Wimauma

37 Giants Motel U.S. 41, S., Gibsonton

38 Glen McDonald House Hopewell & S.R. 39, Hopewell

39 H. D. Sweat House Scant‐Balm Rd., Balm

40 Higgins House Hill St., Wimauma

41 J.R. McDonald House & Grove Hopewell Rd., Nichols

42 James Hester Hull House Hopewell Rd., Hopewell

43 Jamison House Jamison Rd., Keysville

44 Jenks Jennings House 5 Mi. E on Forder, Thonotosassa

45 John Robert McDonald Homestead

House Hopewell Rd., .3 mi. E of S., Hopewell

46 Judge Rainey House Fowler Avenue, Thonotosassa

47 Kep‐Rite Tourist Court Office 9839 U.S. 41 South, Gibsonton

48 L. E. Mobley House Mobley Rd., Citrus Park

49 L.L. Dickman House 401 Tamiami Trail,

50 Lake Thonotosassa Chamber of

CommerceSE Corner Ft. King & Mislto, Thonotosassa

51 Lee House Leonard Lee Rd., Wimauma

52 Lewis Good Gulf Service Swilley Rd. and S.R. 39, Alafia

53 Manning W. Lee House Leonard Lee Road, Wimauma

54 Moseley Homestead 1820 W. Brandon Blvd., Brandon

55 Nesmith House Cornet

56 O’Brien House Rt. 1, Box 15, Thonotosassa

57 Old Bloomingdale School Pearson Rd., Valrico

58 Old Lutz Elementary School 202 5th Avenue, Lutz

59 Old Seffner School Wensa Ave. and Seffner, Seffner

60 Old Thonotosassa Post Office Main Street and Grovewood, Thonotosassa

61 Pemberton‐Callon House 909 S. Kingsway Rd. Seffner

62 Phagen‐Gettey‐West House Mudulla Rd., Springhead


Site Address

63 Pinecrest Elementary School Complex S.R. 640 Drawer 70, Lithia

64 Preis House Valrico

65 Q. P. Dubois House Wiggins Rd., Springhead

66 Rude House Gerard Ave. & Lenna Ave., Seffner

67 Ruskin Vegetable Corporation Bldg. U.S. 41 S. at Millermack, Ruskin

68 Ruskin Women’s Club 508 Tamiami Trail, Ruskin

69 Sparkman Homestead Rt. 2, Box 759A, Thonotosassa

70 Springhead Public School Sparkman Rd, & Coronet, Springhead

71 Sun City Power House U.S. 41, South, Sun City

72 Sun City Show House 2824 Studio Blvd., Ruskin

73 Symmes House Off Millpoint Rd., Riverview

74 Thiessen House/Fort Thonotosassa Thonotosassa

75 U.S. Phosphoric Products Bldg. U.S. 41, Riverview

76 Valrico Villa (Skjellte) House Morningside Rd. & E. Brandon, Brandon

77 W. B. Moody House W. Hackney Rd., W. of U.S. 30l, Riverview

78 W.I. Bradley Place Riverview

79 West House Antioch

80 William Free House 201 1st Ave. SW, Lutz

81 William House 10605 Hackney Dr., Riverview

82 Wimauma Church of the Nazarene S.R. 674, Wimauma

83 George W. Adams S2/T28S/R20E

84 Sect Foleman House S10/T30S/R20E

85 Providence Baptist Church 5416 Providence Church Rd., Riverview

86 Old Hillsborough Methodist Church Morris Bridge Rd.

87 Coronet Phosphate Company Plant S.R. 574A, Coronet

88 Coronet Phosphate Company Director’s

House S.R. 574A, Coronet

89 Taylor Log Cabin S14/T30S/R22E

90 Welcome‐Rivers Grocery Welcome Road

91 F.N. Potter House S12/T27S/R18E

92 A.J. Edwards House Trapnell Rd., Trapnell

93 Coe‐Draper House and Grove S9/T29S/R20E

94 Mango Store Broad Street and Broadway, Mango


Site Address

95 Mango Grocery S.R. 574, Mango

96 James L. Hackney House S17/T30S/R20E

97 Riverview Cemetary Providence Rd. & Hackney Dr., Riverview

98 Bursen House S11/T29S/R20E

99 Joe Ebert House S20/T28S/R20E

100 Valrico Civic Club 5th Street, Valrico

Source: Florida Master Site File


TABLE 22 SITES OF LOCAL SIGNIFICANCE, UNINCORPORATED

HILLSBOROUGH COUNTY

Identifier Name Location/ Vicinity

L‐1 100 2nd Street SW Lutz

L‐2 102 College Avenue East Ruskin

L‐3 15315 Lake Magdalene Blvd. Lake Magdalene

L‐4 16212 U.S. 41 Lutz

L‐5 17431 U.S. 41 Lutz

L‐6 19107 W. Lutz Lake Fern Rd. Lake Fern

L‐7 402 College Ave. East Ruskin

L‐8 601 4th Ave. SW Ruskin

L‐9 Andrews House Lutz

L‐10 Benton House Thonotosassa

L‐11 Bryan Farms Brandon

L‐12 Collins House Knights

L‐13 Coronet Worker’s House Coronet

L‐14 Dr. Beaudette House Ruskin

L‐15 English House Springhead

L‐16 Fitzgerald‐Thompson House Knights

L‐17 Grubbs House Gibsonton

L‐18 Home Demonstration Club Balm

L‐19 Knights Methodist Church Knights

L‐20 Knights School Knights

L‐21 Knowles House Brandon

L‐22 Lanier Homestead Knights

L‐23 Lavenders General Store Ruskin

L‐24 Log Structure Ruskin

L‐25 Lutz Hotel Lutz

L‐26 Lyons Log House Pinecrest

L‐27 Martin House Brandon

L‐28 McBride House Lutz

L‐29 Mullins House Wimauma

L‐30 Newsmith House Springhead


Identifier Name Location/ Vicinity

L‐31 Reese House Thonotosassa

L‐32 Robles House Lake Magdalene

L‐33 Sidney Post Office Sidney

L‐34 Silver‐Bennett House Knights

L‐35 Springhead Baptist Church Springhead

L‐36 Tenant House Coronet

L‐37 Tupper House Lutz

L‐38 W.G. McDonald Hopewell

L‐39 West Farm Office Wimauma

L‐40 Williams House Coronet

L‐41 Williamson House Dover

L‐42 George Wilder House Thonotosassa

Source: The Cultural Resources of the Unincorporated Portions of Hillsborough County: An Inventory

of the Built Environment, Historic Tampa/Hillsborough County Preservation Board, (pp. 94‐102).


III. FUTURE NEEDS AND ALTERNATIVES

The Background Report consists of the data and analysis used to develop the plan

document portion of the Housing Element. As the Background Report developed,

problems and needs of the housing delivery process began to surface. The projected

future housing needs are discussed in this section for the purpose of setting the

groundwork which leads into the goals, objectives and policies of the Housing Element.

The assumptions followed in preparing the Housing Element are the same as those

listed in Chapter II: Inventory and Analysis:

1. Population is projected to increase for unincorporated Hillsborough County due to

rapid growth. In 1990, the population was 514,367; by 2000 the unincorporated

County’s population had increased to 644,668. The projected 2025 population is

1,032,950 persons.

2. The demand for single family detached housing will continue to remain high. In

2007, 56.6% of the housing stock in unincorporated Hillsborough County was

single family detached.11

3. Preservation of existing housing is necessary because it allows for maximum

utilization of infrastructure. New housing construction is becoming increasingly

unaffordable to moderate income persons. The resale home market offers a viable

housing option for those with low and moderate incomes.

4. The decreasing household size over time will result in an increased demand for

housing to serve the population. U.S. Census data from 1920 to 2000 shows a

decreasing trend in household size. With smaller households, more housing units

are needed to accommodate the same number of people.

5. The increasing demand on the existing housing stock by special segments of the

population, i.e. elderly, nontraditional families, and homeless, needs to be

addressed. The development of innovative housing alternatives, such as Single

Room Occupancy (SRO) units, congregate living facilities with a mixture of age

groups, and housing cooperatives, could accommodate this special target

population in Hillsborough County.

6. Currently, a need exists to supply the farmworkers in Hillsborough County with

decent affordable housing. The existing housing supply and the methods used for

providing farmworkers housing have not been capable of fully addressing this

need. The ability to effectively handle the extent of farmworker housing needs will

assist Hillsborough County in stimulating the agricultural economy.

11 Source: The Hillsborough County City-County Planning Commission


FUTURE CONDITIONS, STANDARDS AND NEEDS

CURRENT AND PROJECTED POPULATION

The population of Hillsborough County is expected to continue to grow. In the

following Table 23, the population projections for all areas throughout Hillsborough

County are presented through the year 2025. Projections show expected increases in

population in all areas. For unicorporated Hillsborough County, population should

grow by 60.2% from 2000 to 2025 (see Table 24).

TABLE 23 POPULATION PROJECTIONS FOR HILLSBOROUGH COUNTY, 2000‐

2025

Year Plant City Tampa Temple Terrace Unincorporated

Hillsborough Total

2000 29,915 303,447 20,918 644,668 998,948

2004 32,480 327,220 21,830 734,430 1,115,960

2015 39,980 376,040 26,650 889,830 1,332,500

2025 43,750 425,900 29,400 1,032,950 1,532,000


TABLE 24 PERCENTAGE CHANGE IN POPULATION OVER TIME FOR

UNICORPORATED HILLSBOROUGH COUNTY, 2000‐2025

Time Period Plant City Tampa Temple

Terrace

Unincorporated

Hillsborough Total

2000 to 2004 8.6% 7.8% 4.4% 13.9% 11.7%

2004 to 2015 23.1% 14.9% 22.1% 21.2% 19.4%

2015 to 2025 9.4% 13.3% 10.3% 16.1% 15.0%

2000 to 2025 46.3% 40.4% 40.6% 60.2% 53.4%


The past and projected number of households by tenure are displayed in Table 25. The

relative proportion of owner versus renter occupied housing is assumed to change

slowly and steadily over time based on projections developed by the Florida Housing

Data Clearinghouse, with the number of owner occupied housing increasing and renter

occupied housing reciprocally decreasing.


TABLE 25 PROJECTED HOUSEHOLDS BY TENURE IN UNINCORPORATED

HILLSBOROUGH COUNTY, 2000‐2025

Year Owner Renter

Total Total % of Total Total % of Total

2000 168,205 68.5% 77,476 31.5% 245,681

2005 197,239 68.6% 90,138 31.4% 287,377

2010 228,595 68.9% 103,197 31.1% 331,792

2015 258,610 69.2% 114,967 30.8% 373,577

2020 289,090 69.8% 125,196 30.2% 414,286

2025 318,323 70.4% 134,152 29.6% 452,475

Source: U.S. Census 2000, the Bureau of Economic and Business Research, and the Florida Housing Data

Clearinghouse at the Shimberg Center for Affordable Housing, University of Florida, 2007

The projected numbers of households for unincorporated Hillsborough County by size

are shown in Table 26. The most common household size currently and projected in the

future to remain so is one to two persons, followed by three to four persons, then over

five persons in a household. The population is expected to increase over time in all

household size categories. However, projections of growth in one to two person

households outpace projections of growth in both three to four person households and

over five person households. Over the 25 year period of 2000 to 2025, projections

indicate the number of one to two person households will increase by 122,246 (85.5%),

three to four person households will grow by 63,932 (81.6%), and five or more person

households will increase 20,610 (84.9%).


TABLE 26 PROJECTED NUMBER OF HOUSEHOLDS BY HOUSEHOLD SIZE FOR

UNINCORPORATED HILLSBOROUGH COUNTY, 2000‐2025

Projected Year 1 to 2 Persons 3 to 4 Persons Over 5 Persons

2000 143,042 78,380 24,264

2005 167,287 91,702 28,390

2010 193,353 105,643 32,796

2015 218,119 118,500 36,958

2020 242,366 130,884 41,037

2025 265,288 142,312 44,874



Time Period 1 to 2 Persons 3 to 4 Persons Over 5 Persons

Amount of

Change

% of

Change

Amount of

Change

% of

Change

Amount of

Change

% of

Change

2000 to 2005 24,245 17.0% 13,322 17.0% 4,126 17.0%

2005 to 2010 26,066 15.6% 13,941 15.2% 4,406 15.5%

2010 to 2015 24,766 12.8% 12,857 12.2% 4,162 12.7%

2015 to 2020 24,247 11.1% 12,384 10.5% 4,079 11.0%

2020 to 2025 22,922 9.5% 11,428 8.7% 3,837 9.4%

2000 to 2025 122,246 85.5% 63,932 81.6% 20,610 84.9%



Additional projections of the number of households are shown in Table 27. The

numbers of projected households within unincorporated Hillsborough County are

divided by income groups that are based on a percentage of Area Median Income

(AMI). The AMI is the amount at which half of the households in an area have lower

incomes and half have higher incomes. AMI is calculated annually and adjusted for

household size. The figures in Table 27 refer to a family of four. Income ranges are

created that represent a percentage of AMI. The income groups include extremely low

(less than 30% AMI), very low (30‐50% AMI), low (50‐80% AMI), moderate (80‐120%

AMI) and above moderate (120%+ AMI).


Projections show increases in number of households across all income categories,

although at a decreasing rate over time. The above moderate income group has the

greatest proportion of the household population across all years. However, the rate of

increase in household populations of extremely low and very low income groups

surpass the rate of increase of low, moderate and above moderate income groups by the

year 2010.

TABLE 27 PROJECTED HOUSEHOLDS BY INCOME RANGE FOR

UNINCORPORATED HILLSBOROUGH COUNTY, 2000‐2025

Year Extremely Low

(<= 30% AMI)

Very Low

(30.01‐50%

AMI)

Low

(50.01‐80%

AMI)

Moderate

(80.01‐120%

AMI)

Above

Moderate

(120.01+%

AMI)

2000 18,304 22,532 38,330 52,747 113,768

2005 21,377 26,347 44,768 61,653 133,232

2010 24,900 30,908 51,936 71,196 152,852

2015 28,477 35,716 58,988 80,230 170,166

2020 32,090 40,755 65,962 88,980 186,499

2025 35,656 45,879 72,710 97,208 201,022



Time Period Extremely Low

(<= 30% AMI)

Very Low

(30.01‐50%

AMI)

Low

(50.01‐80%

AMI)

Moderate

(80.01‐120%

AMI)

Above

Moderate

(120.01+%

AMI)

2000 to 2005 16.79% 16.93% 16.80% 16.88% 17.11%

2005 to 2010 16.48% 17.31% 16.01% 15.48% 14.73%

2010 to 2015 14.37% 15.56% 13.58% 12.69% 11.33%

2015 to 2020 12.69% 14.11% 11.82% 10.91% 9.60%

2020 to 2025 11.11% 12.57% 10.23% 9.25% 7.79%



Projections of households by level of cost burden are displayed in Table 28. A

household’s cost burden is the percentage of household income devoted to housing

costs. Housing is generally considered to be affordable if it costs no more than 30% of


household income; those households are termed “non cost burdened.” Households

spending more than 30% on housing costs are considered to be “cost burdened.”

Households spending more than 50% are considered “severely cost burdened.” An

examination of housing cost burden is important, because cost‐burdened households

may have difficulty affording other necessities such as food, child care, health care and

transportation. The cost burden calculation for housing costs for a homeowner includes

mortgage payments, property taxes, property insurance, homeowner association fees (if

any) and utilities. Housing costs for a renter includes rental payments and utilities.

The greatest proportion of households in unincorporated Hillsborough County

continues through year 2025 as non cost burdened. However, projections indicate that

households with severe cost burden will increase at a higher rate than all others by

2010.

TABLE 28 PROJECTED HOUSEHOLDS BY PERCENTAGE OF INCOME USED FOR

HOUSING COSTS FOR UNINCORPORATED HILLSBOROUGH COUNTY, 2000‐

2025

Year Non Cost Burden Less Than

30%

Cost Burden 30.01 to

50%

Severely Cost Burden More Than

50.01%

2000 50,712 14,740 12,027

2005 58,997 17,144 13,997

2010 67,390 19,660 16,146

2015 74,791 21,973 18,204

2020 81,071 24,011 20,112

2025 86,425 25,830 21,897




Time

Period

Non Cost Burden Less Than

30%

Cost Burden 30.01 to

50%

Severely Cost Burden More Than

50.01%

2000 to

2005 16.34% 16.31% 16.38%

2005 to

2010 14.23% 14.68% 15.35%

2010 to

2015 10.98% 11.77% 12.75%

2015 to

2020 8.40% 9.28% 10.48%

2020 to

2025 6.60% 7.58% 8.88%



A review of the number of occupied versus vacant housing units as reported by the

2000 Census is displayed in Table 29. The greatest concentration of vacant units occurs

in the unicorporated County, with 8.2% of all housing units in the area deemed vacant.

Notably, vacancies include seasonally vacant units, which are housing units that are

occupied on a temporary, seasonal basis throughout each year. For the unicorporated

County, 28.8% of the vacant units are categorized as seasonally vacant.

TABLE 29 OCCUPIED & VACANT HOUSING UNITS FOR HILLSBOROUGH

COUNTY, 2000

Tenure

Status


County

Hillsborough

County

Total % of

Total Total

% of

Total Total

% of

Total Total

% of

Total Total

% of

Total

Occupied 10,945 92.9% 124,775 91.9% 8,715 92.5% 246,922 91.8% 391,357 91.9%

Vacant 838 7.1% 10,953 8.1% 703 7.5% 22,111 8.2% 34,605 8.1%

Total 11,783 100.0% 135,728 100.0% 9,418 100.0% 269,033 100.0% 425,962 100%


Vacant Includes the Following Seasonal Vacant Units

Plant City Tampa Temple

Terrace

Unincorporated

County Total

Seasonal

Vacant 176 955 64 6,365 7,560

% of Total

Vacant 21.0% 8.7% 9.1% 28.8% 21.8%



Population growth by 2025, and therefore housing growth, is expected predominately

in areas within the urban service area. The urban service areas include the Big

Bend/US301 area, FishHawk area, Apollo Beach area, and the Cross Creek/New Tampa

area. Methods must be developed to guide growth into these areas to prevent sprawl

which has occurred in unincorporated Hillsborough County.

Estimates for 2004 presented in the Evaluation and Appraisal Report show 180,481 acres

of vacant, developable land exist within unincorporated Hillsborough County. Plenty

of land is available to meet additional population and future housing needs through

2025.

Affordable Housing Needs Assessment An Affordable Housing Needs Assessment was performed for unincorporated

Hillsborough County as part of the preparation of the Housing Element of the

Comprehensive Plan. The results of this assessment appear below.

1. Additional Housing Need Tables & Figures

TABLE 30: TOTAL NUMBER OF NEW HOUSEHOLDS FOR EXTREMELY LOW,

VERY LOW AND LOW INCOME CATEGORIES FOR FIVE YEAR TIME PERIODS,

2000 TO 2025

Time Period

Extremely Low

Income

Households

Very Low Income

Households

Low Income

Households Total Households

2000 to 2005 3,073 3,815 6,438 13,326

2005 to 2010 3,523 4,561 7,168 15,252

2010 to 2015 3,577 4,808 7,052 15,437

2015 to 2020 3,613 5,039 6,974 15,626

2020 to 2025 3,566 5,124 6,748 15,438

Total Households 17,352 23,347 34,380 75,079




FIGURE 1: TOTAL NUMBER OF NEW HOUSEHOLDS FOR EXTREMELY LOW,

VERY LOW AND LOW INCOME CATEGORIES FOR FIVE YEAR TIME PERIODS,

2000 TO 2025



Analysis of the household projections for extremely low, very low and low income

households indicates the following:

An average of 694 additional extremely low income housing units are required

each year to accommodate projected growth in the number of extremely low

income households between 2000 and 2025.

An average of 934 additional very low income housing units are required each

year to accommodate projected growth in the number of very low income

households between 2000 and 2025.

An average of 1,375 additional low income housing units are required each year to

accommodate projected growth in the number of low income households

between 2000 and 2025.

Overall, 3,003 additional units of housing affordable to households in the

extremely low, very low and low income groups are required each year to

accommodate the projected growth in the number of extremely low, very low

and low income households in unincorporated Hillsborough County between

2000 and 2025.

0

1,000

2,000

3,000

4,000

5,000

6,000

7,000

8,000

2000 to 2005 2005 to 2010 2010 to 2015 2015 to 2020 2020 to 2025

Time Period

Pro

ject

ed N

um

ber

of

New

H

ou

seh

old

s

ELI VLI LI


Information on affordable housing need was also analyzed by the Hillsborough County

Affordable Housing Task Force and is presented in the background document titled,

Attainable Housing for Hillsborough County’s Growing Economy (October 2006); see pages

41 through 47. Analysis of affordable housing need by income group was also

performed during the preparation of the Hillsborough County Consolidated Plan for

the years 2006 through 2011. Pages 135 through 141 contain within this background

document include the results of this analysis.

While the Affordable Housing Needs Assessment projects an annual need for 3,003

additional units of housing affordable to households in the extremely low, very low and

low income categories to meet growth in these households through the year 2025,

resource constraints indicate that the goal for production of affordable housing units

should be set at 1,000 additional units per year.

PROJECTED HOUSING NEED TO BE MET BY THE PRIVATE SECTOR Unlike a number of the other Elements of the Comprehensive Plan, housing must be

primarily considered a private sector activity. Although the public sector can place

controls upon and influence the location and production of housing through zoning

regulations, building codes and the provision of required infrastructure, the financing

and development of housing must be considered a function of the private sector market.

For this reason, the private sector will determine the future location, type and

affordability of housing with the guidance of the Comprehensive Plan. The County

must work with the private sector in developing the types of housing needed by the

year 2025.

THE PRIVATE SECTOR HOUSING DELIVERY SYSTEM The housing delivery system is extremely complex, requiring the coordination of

numerous professionals, firms, businesses and industries, including developers,

contractors, home manufacturers and mobile home producers.

These interested parties in the housing delivery system, however, cannot function

without the support and assistance of numerous other participants: land owners, real

estate brokers, title companies, architects, engineers, surveyors, lawyers, lending

institutions, mortgage companies, building material manufacturers and distributors,

insurance companies, planners, consultants, and zoning and building code officials.

These participants, and more, make up the housing delivery system.


Delays in one part of the system can impact the entire system. For example, if mortgage

money is not available, certain materials are in short supply, or lengthy delays occur at

title companies, the entire system is affected and housing production is diminished. The

major components of the housing delivery process discussed in this section are land,

services, financing and government regulation and administration.

LAND

Ample land is available to accommodate the projected future housing needs. The

holding capacity of the vacant land proposed in this Plan using projected build‐out is

1.2. The holding capacity of the vacant land using maximum densities is approximately

1.5.

SERVICES

Impact and capacity fees are assessed on housing developments which are located

within designated assessment and expenditure zones and not using private services,

and are based on the number of bedrooms per unit. The impact fees charged by

unincorporated Hillsborough County for a single family detached three bedroom

housing unit are currently between $5,000 and $6,500, depending on the location of the

unit.

FINANCING

The single most significant factor in determining housing costs, and that with the

widest fluctuation, has been the prevailing mortgage interest rate. Stable and relatively

low‐rate mortgages have allowed many more moderate income households back into

the housing delivery system. Rates have also played a major role in the filtering‐down

process (where upper income families move out of older housing and into newer

housing, leaving older housing available for lower income families and households).

GOVERNMENT REGULATION AND ADMINISTRATION

The production of new housing units in unincorporated Hillsborough County will

continue to be primarily the responsibility of the open market operating on the basis of

supply and demand. Many factors that influence housing decisions are outside the

control of local officials. The best example of this is the federal income tax law, which

provides strong incentives for certain types of housing investment. However, the

County has at its disposal a ready‐made inventory of controls and levers with which to

encourage and influence the private development process. Examples of controls and

levers include zoning, environmental impact regulations, licenses, permits, building

codes and minimum housing. The County should regularly review their procedures to

assure that processing time and fees are not a deterrent to the provision of affordable

housing.


PROVISION OF HOUSING WITH SUPPORTING INFRASTRUCTURE All Elements of the Comprehensive Plan have been developed using the same set of

population projections for unincorporated Hillsborough County. The provision of

housing with supporting infrastructure depends upon coordination with the Future

Land Use Element and the Public Facilities Elements. The Future Land Use Element

allocates residential land uses based upon the population projections and the Public

Facilities Elements distribute future infrastructure based upon the growth contained in

the Future Land Use Element. The Housing Element then distributes the housing needs

of the projected population, including low and moderate income households.

Therefore, housing with supporting infrastructure will be provided concurrent with

demand as required by Chapter 9J‐5, FAC.

The Goals, Objectives and Policies contain several programs, regulations and activities

directed towards providing affordable housing for the projected population. Below are

a few of the solutions proposed in the Goals, Objectives and Policies of the Housing

Element.

1. Affordable Housing Steering Committee

Create a countywide Affordable Housing Steering Committee for the purpose of

assessing low and moderate‐income housing needs and recommending programs to

facilitate the Countyʹs Housing Element Goals, Objectives and Policies. This Steering

Committee would develop and propose recommendations to the Board of County

Commissioners for implementation.

2. Publicly Owned Land Bank

Land is an effective tool to promote production of lower income housing opportunities,

since land cost is such a large proportion of total development costs. Over the past

several years, due to escalating real estate prices and the expectations that land prices

will continue to increase in the future, publicly owned land, uncommitted for any other

purpose and lots gained through tax foreclosure could be land utilized for low and

moderate income housing. A County land bank program on a project by project basis

would ensure a variety of sites for low and moderate income housing throughout the

county, thereby avoiding overconcentrations in any one area.

3. Afforable Housing Trust Fund

An Affordable Housing Trust Funds in unincorporated Hillsborough County funded by

a surtax on real estate transactions, SHIP program provides monies annually for low

and moderate income housing construction, rehabilitation and acquisition at the local


level. These funds also are used as seed money for establishing assistance programs for

low and moderate income households.

4. Bond Program

The Hillsborough County Housing Finance Authority assists first time homebuyers

throughout Hillsborough County in securing mortgages. Income eligibility

requirements for this Bond Program currently limits its aid to households earning less

than $29,900. Future Bond Programs should be pursued for income eligible households.

5. Development Regulations

The underlying causes of escalating housing costs include rising costs for land,

materials and labor, land use restrictions, regulatory processing time which increases

interest carrying charges and the lack of sufficient funds for maintenance and

rehabilitation of the housing stock. The reduction in federal housing subsidies places

further constraints on the marketʹs ability to supply housing for low and moderate

income groups.

Structurally Deficient Housing

A comprehensive structural survey of housing was completed in unincorporated

Hillsborough County to provide an accurate data base of standard and substandard

housing. Currently, in Hillsborough County, the Minimum Housing Code is the

primary method for determining the standard and substandard condition of the

housing stock. The purpose of the Minimum Housing Code is to upgrade living

conditions and secure the health, safety and welfare of residents and property owners.

The Minimum Housing Code is quite detailed and comprehensive in its requirements

for standard housing and provides enforcement mechanisms to ensure code

compliance. Unfortunately the application of the Minimum Housing Code is used

reactively rather than proactively. Systematic inspection and enforcement needs to be

implemented. Currently, because of inadequate staff, the Code Compliance

Investigators can only react to citizen complaints of code violations. The above‐

mentioned comprehensive structural survey of housing combined with more staff to

enforce the minimum housing code throughout the 588,709 acres and the approximately

307,720 housing units located in unincorporated Hillsborough County could have a

significant effect in decreasing the number of substandard housing units.

The Federal and State funding programs currently available that address the structural

and aesthetic improvement of housing are:

1. Community Development Block Grant Program.


2. Home Investment Partnership

3. State Housing Initiatives Partnership

4. Low Income Housing Tax Credit

5. State Apartment Incentives Loan Program

6. 203 K

These programs have federally established low and moderate income limit

requirements which severely restrict the number of people eligible for assistance. These

federal programs exclude many moderate income people who also need help in

securing financing for housing rehabilitation.

The Community Development Block Grant Program (CDBG), HOME, and SHIP are

methods by which housing conservation, rehabilitation and demolition activities are

identified. The Hillsborough County Local Displacement Policy is used to assist

residents affected by CDBG rehabilitation, acquisition and demolition activities. Many

households exceed the income limits set for federal housing assistance programs, yet

are not financially able to secure or make payments on bank loans at prevailing interest

rates for repairs of substandard housing. A solution was created with the “Challenge

Fund Program” that provides low‐cost loans for the repair of substandard homes.

Housing for Persons with Disabilities

The existing population of persons with disabilities in unincorporated Hillsborough

County requires diverse and specialized forms of housing assistance. The 2005

American Community Survey reveals 1,026,734 residents with disabilities throughout

Hillsborough County. It is important for their dwelling units to be barrier‐free. County

programs expending CDBG, HOME, SHIP, State and other Federal funds provide some

barrier‐free living environments.

Elderly Housing

In 2000, the Florida Housing Data Clearinghouse reported 75,537 elderly persons (11.7%

of all persons) resided in unincorporated Hillsborough County. Projections indicate

that 250,130 persons, age 65+ will reside in unicorporated Hillsborough County in the

year 2030.

A development created with the Florida Housing Finance Authority produced 160 units

for elderly residents. Low income elderly by definition also qualify for Section 8. More

affordable housing units for elderly persons with fixed incomes must be provided.

This need might be accommodated with higher density land use for elderly housing

developments combined with land provided by a publicly owned land bank.


Housing for Families with Children

A severe housing shortage falls in the category of rental housing for families with

children. According to U.S. Census data, 81,873 of all families in unincorporated

Hillsborough County in 2000 were families with children under age 18. Presently, the

County Human Rights Ordinance does protect the housing rights of families with

children and the majority of the rental communities being developed exclude children.

This Plan addresses means to protect this group in the Human Rights Ordinance for

Hillsborough County and to provide adequate rental housing for families with children.

Group Homes

Twenty‐one HRS‐licensed Group Homes are located in unincorporated Hillsborough

County and the majority of them serve children. The twenty‐one group homes are

locationally dispersed throughout unincorporated Hillsborough County, however the

adult congregate living facilities (ACLF’s) are primarily concentrated in the central part

of the county.

The Hillsborough County Zoning Code does not discriminate against the provision of

sites for group homes and foster care facilities. The provision of sites for congregate

living facilities contained in the Hillsborough County Zoning Code needs to be

maintained as well as protected from any future detrimental amendments affecting

congregate living facilities. This Plan also promotes the continued development of

group homes needed to serve the residents of Hillsborough County.

Mobile Homes

Over 90% of the mobile homes in Hillsborough County are located in unincorporated

Hillsborough County. The Hillsborough County Land Development Code does not

discriminate against the provision of sites for mobile homes. The provision of sites for

mobile homes contained in the Hillsborough County Land Development Code needs to

be maintained as well as protected from any future detrimental amendments affecting

mobile home placement.

Migrant Housing

Permitted migrant labor camps presently supply only 38.1% of the housing estimated to

be needed to accommodate the migrant population. Recent farmworker population

estimates are increasing while farm acreages dwindle. It is estimated that there are as

many permanent farmworkers within the County as there are seasonal farmworkers.

Seasonal migrant dependents are estimated to be 41.4 percent of the calculated workers.


1990 1992 1995 2000 2015

Seasonal Migrants 5,700 9,100 11,000 15,900 15,900

Permanent Workers 3,900 6,700 7,800 11,300 11,300

Farmworker Population 9,600 15,800 18,800 27,200 27,200

It is estimated that the 1993 percentage of seasonal migrants that are housed in

permitted Migrant Labor Camps will remain constant into the future.

1992: 9100 Total seasonal migrants.

Percent: 35.8% of seasonal migrants in permitted housing.

Futhermore, it is estimated that the FY 93 permitted percentage by type of structure will

remain constant into the future. Assume the 3.79 average person per living space is

constant.

These figures reveal a present housing deficit for migrant farmworkers and their

families. If the present capacity in farmworker housing is maintained, there will still be

a shortage of housing for migrant persons. As the farmworker population declines to

the year 2015, the currently permitted migrant labor camps would supply the housing

needed. Programs and assistance to supply migrant farmworker housing are addressed

in this Element.

Type of Structure 1995 2000

Residential Migrant

Structure 105 152

Migrant Labor Camps 50 72

Mobile Homes 538 778

Total Permitted

Housing 693 1001

Total In Permitted

Housing 3,936 5,689

NEW STRUCTURES NEEDED BY YEAR:

Type of Structure 1995 2000

Residential Migrant

Housing 18 47

Migrant Labor Camps 9 22

Mobile Homes 93 249

Total 120 309


Historically Significant Housing

Historic housing was surveyed and recorded in 1979; however, there is no real means

for protecting and preserving historic housing from development unless the property

owner chooses to do so. Historically significant housing is scattered throughout

unincorporated Hillsborough County. Therefore, there are no designated historic

districts which would afford greater protection of historically significant housing.

To protect historically significant housing in the future, Hillsborough County should

develop a preservation ordinance. The county would then be able to more easily

acquire funding to assist in historic preservation. However, Hillsborough County

should also develop its own funding source to assist owners of historically significant

housing with the expense of preservation.

Sites for Very Low, Low and

Moderate Income Housing

The policy adopted by Hillsborough County in The Consolidated Plan regarding

locations for new construction of low and moderate income housing is a priority in

designated areas within unincorporated Hillsborough County are suitable for new

construction. This has been necessitated by the wide variety of federally assisted

programs including those of both the Department of Housing and Urban Development

and the Farmers Home Administration, and encompass homeowner as well as renter

programs. Since the site and neighborhood standards for each of these programs varies,

the intention is to respond to new construction proposals on a project by project basis.

It is the policy of the Board of County Commissioners to utilize existing land use

controls to determine the appropriateness of a project to a particular location.

Affordable Housing Needs Assessment

The new requirements under Rule 9J‐5 include the provision for an affordable housing

needs assessment. This provision requires the County to assess the needs of this

community in providing affordable housing for the very low, low and moderate income

households. A comprehensive needs assessment should be performed, or the

utilization of the Shimberg Affordable Housing Needs Assessment, in order to

adequately provide housing opportunities to meet the housing needs of this special

target population in the unincorporated Hillsborough County.

The projected future needs which have been outlined and discussed in this section are

addressed fully in Chapter IV: Goals, Objectives and Policies and Chapter V: Plan

Implementation and Monitoring of this Element.


IV. GOALS, OBJECTIVES AND POLICIES

INTRODUCTION

The Housing Element guides development plans and policies in accordance with

Chapter 9J‐5, and reflects the County’s commitment to eliminating identified and

projected deficits in the public, private and rental housing supply. The element

addresses government activities and provides direction and assistance to the efforts of

the private sector by focusing on existing residents and the anticipated population

growth in unincorporated Hillsborough County. The County improves and develops

regulations, policies and plans to protect the existing public, private and rental housing

stock, including historically significant housing, elimination of substandard housing

and provision for adequate housing for all citizens (including elderly, low, very‐low,

moderate, homeless, group/adult/foster care, and migrant farmworkers).

An adequate supply of housing at affordable/attainable rates for all income levels is

critical to healthy families, and impacts the quality of life and economic prosperity of

our entire community. Safe, decent apartments and affordable/attainable homes are

also necessary to create and maintain jobs, provide stability to the better educate our

children, and facilitate healthcare. Recognizing this, the Hillsborough County Board of

County Commissioners convened an Affordable Housing Task Force (AHTF) to

catalyze an overall strategic plan to address the issue. Representing a collaboration of

public, nonprofit and private groups the intention is to support innovative policy,

encourage administrative improvement at all levels of all governments, and to further

develop local sources of funding.

The Task Force’s Statement of Principles and Recommendations April 2006 report is

organized in three major categories of action: Coordination, Planning and Land

Regulations; Incentives & Financing; and Education, Outreach & Advocacy. The report

made recommendations for affordable housing or attainable housing located near job

centers, schools and, whenever possible, transportation networks. Affordable and

attainable housing is defined as:

“[Housing]…for working people and for those is less fortunate

circumstances. It is housing – rental and purchase – for those in low and

moderate income ranges such as the following examples:

Young professionals – nurses aides and teachers;


Small business owners – the corner deli, the auto shop, the local café;

Those on whom we depend day‐to‐day ‐ firefighters, police officers,

child care workers;

Seniors and persons with disabilities.”

Active Military

Goal 1: The Affordable Housing Task Force’s Statement of Principles and

Recommendations public in April 2006, and included in the Task Forces Attainable

Housing for Hillsborough County’s Growing Economy published in October 2006 are

to continue, where appropriate to be studied and implemented through amendments to

the Housing Element, at the direction of an officer‐level administrator for Affordable

Housing through 2008.

Objective 1: The internal administrative and substantive implementation practices and

recommendations for Coordination, Planning and Land Regulations; Incentives and

Financing; and Education, Outreach and Advocacy made by the Affordable Housing

Task Force will be studied by the Affordable Housing Office and recommendations and

changes to the Housing Element will be developed by the end of 2008.

Policy 1.1: The Affordable Housing Task Force recommendations are, as directed by

Board of County Commissioners, included as part of the Housing Element in the

Background section. The recommendations will be analyzed through an

Evaluation Committee, under the direction of the Affordable Housing Officer,

composed of those implementing agencies and/or departments affected.

Policy 1.2: The Affordable Housing Officer will submit a report of the Task Force’s

recommendations to the Hillsborough County Affordable Housing Advisory

Board as part of affecting affordable/attainable housing development by 2008,

and will work with the Planning Commission and Hillsborough County

Planning and Growth Management Department to develop changes the Housing

Element where appropriate by second cycle of plan amendment for 2009.

Availability and affordability is achieved with the implementation of various housing

programs of the County such as, First Time Home Buyers, Housing Rehabilitation,

Federal and State Housing Programs (such as, Community Development Block Grants,

State Housing Initiatives Partnership Program, HOME Investment Partnership

Program, Hillsborough County Housing Finance Authority, United States Department

of Agriculture Rural Development Program, and non‐profit organizations programs

(including sweat‐equity). Incentives for providing both standard and

affordable/attainable housing includes infill and density bonuses for affordable


housing, incentives to meet concurrency requirements, planned unit/quality

development, streamlined development review, preservation of environmental features

and open spaces, and land development and building regulations to ensure safe and

quality development standards.

GOAL 2: Promote and assist in the provision of an ample housing supply, within a

broad range of types and price levels, to meet current and projected housing needs so

that all Hillsborough County residents have the opportunity to purchase or rent

standard housing.

ISSUE: The Hillsborough County Charter, Section 9.11 provides that:

“Discrimination is prohibited. To be consistent with federal and state

constitutions, laws, rules and regulations, the county government shall not

deprive any person of any right because of race, sex, age, national origin,

religion, physical handicap or political affiliation. The Administrative

Code shall provide adequate means for protecting these rights, including

equal opportunity assurance.”

The Hillsborough County Equal Opportunity Administrator monitors housing

discrimination complaints. These complaints are processed the Equal Opportunity

Administrator by the Equal Opportunity Administrator to cite violations of the

Hillsborough County Human Rights Ordinance and Federal Fair Housing Act. The

Equal Opportunity Administrator should continue to analyze local housing

discrimination, including emerging rental housing discrimination against families with

children, and make recommendations for remedial actions or programs.

OBJECTIVE 1.1: The County shall annually assess the public, private, non‐profit and

for profit housing programs and identify potential ways to further increase access to

safe, decent and affordable/attainable housing for all citizens, regardless of race, color,

national origin, religion, sex, age, disability, ethnic background, familial status or

income level.

Policy 1.1.1: The Equal Opportunity Administrator shall conduct ongoing analyses of

existing housing discrimination and prepare annual reports for the Hillsborough

County Affordable Housing Office to be used in the development of the Annual

Consolidated Evaluation Performance Report and 5 Year Consolidated Action

Plan, and in making recommendations for programs and actions to combat

discrimination.


Policy 1.1.2: The County shall provide public information and sponsor educational

programs on a regular basis to instruct the housing industry, legal professionals

and the general public regarding fair housing rights and responsibilities.

Policy 1.1.3: Reserved Policy 1.1.4: Under the Housing for Older Persons Act of 1995 housing specifically

designed to meet the needs of older persons, which meets the Fair Housing Act

definition of “housing for older persons” is exempt from the law’s familial status

requirements, provided that:

Housing and Urban Development (HUD) has determined that the dwelling is

specifically designed for and occupied by elderly persons under a Federal,

State or local government program or;

It is occupied solely by persons who are 62 or older or;

It houses at least one person who is 55 or older in at least 80 percent of the

occupied units, and adheres to a policy that demonstrates intent to house

persons who are 55 or older.

Housing that satisfies the legal definition of senior housing or housing for older

persons described above, can legally exclude families with children.

ISSUE: Unincorporated Hillsborough County’s increasing population and decreasing

household size will create an accelerated demand for housing. It is estimated that by

2015, 67,161 new and replacement housing units will be needed to accommodate the

unincorporated County’s anticipated population growth of 140,075 persons. By the

year 2025, 136,845 units will be needed to accommodate the County’s population

growth of 283,614 persons. Replacement and new unit needs will require an annual

average production of 6,842 housing units through the year 2025.

OBJECTIVE 1.2: Work to supply new and replacement public, private and rental

housing units to meet the projected 2007‐2025 population, including the special needs

population, very low, low and moderate income households for unincorporated

Hillsborough County.

Policy 1.2.1a: Staff representing the Planning Commission, Hillsborough County

Affordable Housing Office, and other agencies which administer housing

programs such as, the Community Development Block Grant, HOME Investment

Partnership Program, State Housing Initiatives Partnership (SHIP), Affordable


Housing, non‐profit agencies and other housing advocates, will make

recommendations for expanding affordable/attainable housing opportunities

within unincorporated Hillsborough County addressing tenure, income and

housing type.

Policy 1.2.1: The County shall utilize findings from the Shimberg Center, the Planning

Commission, and the Hillsborough County Affordable Housing Office to

provide new housing opportunities for affordable housing and provide an

increase of 1000 new units of affordable housing in Hillsborough County.

Policy 1.2.2: The Hillsborough County Community Affordable Housing Office shall

meet regularly with representatives of the private, public and non‐profit sector

housing delivery system to discuss options for improving the housing delivery

system which will be reflected in the Annual Consolidated Evaluation

Performance Report and 5 Year Consolidated Action Plan.

Policy 1.2.3: The County shall continue participation in the code preparation process

through the Florida Building Code and continue to work with the Florida

Department of Community Affairs to improve the state minimum building code.

Policy 1.2.4: The County shall annually review ordinances, codes, regulations and the

permitting process to eliminate excessive requirements, and amend or add others

in order to increase appropriate private sector housing production.

Policy 1.2.5: The County shall continue annual review of building codes and regulations

to consider new building materials, innovative housing designs, energy‐efficient

construction and operation, and the use of construction techniques which

significantly reduce the cost of housing construction while maintaining safety

standards. Coordinate findings with local builders associations, planning

entities, civic groups and other interested parties.

Policy 1.2.6: The County shall designate land areas available for housing opportunities

on the Future Land Use Map (FLUM) and provide incentives that will encourage

the production of housing units for very low, low and moderate income

households in unincorporated Hillsborough County.

Policy 1.2.7: The County shall provide technical assistance to private sector builders and

public redevelopment agencies to plan for the future improvements and

expansions of the public infrastructure systems in areas determined to be

desirable for the development or redevelopment of housing. Examples include


Activity Centers, transit corridors and nodes, mixed uses with commercial and

residential components, and traditional neighborhood development where the

form of development is used as a measure of compatibility versus simply density

or intensity.

Policy 1.2.8: The County shall continuously provide and facilitate state and federal

handicapped accessibility standards for barrier free single and multifamily living

environments needed by physically handicapped persons.

Policy 1.2.9: The County shall provide technical assistance to developers of multifamily

residential projects to build units large enough to accommodate families with

children and to provide units with interiors accessible to handicapped persons

and their families.

Policy 1.2.10: The County shall amend the development regulations in the time frame

provided by State growth management law, to allow density increases and

relaxed parking requirements for affordable/attainable elderly housing

developments in appropriate locations.

Policy 1.2.11: The County shall, during the site development process, provide technical

assistance to developers to provide units accommodating the anticipated portion

of the elderly population desiring to share living quarters.

Policy 1.2.12: The County shall allow the development regulations to consider accessory

units associated with single family residences for elderly and handicapped

persons who are related to the primary occupant.

OBJECTIVE 1.3: The County shall implement guidelines for locating very low, low and

moderate income housing accessible to employment centers, mass transit systems,

shopping and cultural, educational, medical and recreational facilities.

Policy 1.3.1: The County shall continue and staff the Affordable Housing Task Force

comprised of housing professionals and interested members of the community to

meet housing needs and recommend programs to implement the County’s

Housing Element Goals, Objectives and Policies. These recommendations must

be adopted by the Board of County Commissioners before they can be

incorporated and implemented through the Housing Element.

Policy 1.3.2: The County shall provide technical assistance to organizations and

developers in determining and developing sites for housing for low and


moderate income persons through the Housing Finance Authority, the U.S.

Department of Housing and Urban Development, and the Affordable Housing

Task Force.

Policy 1.3.3: The County shall report annually to Housing and Urban Development

(HUD) and the Florida Housing Finance Corporation on the distribution of low

and moderate income housing throughout the County to provide for a wide

variety of neighborhood settings for low and moderate income persons.

Policy 1.3.4: The County shall continue to administer affordable/attainable housing

programs that include inter‐local agreements with adjacent jurisdictions to

encourage housing opportunities that will benefit very low, low and moderate

income households in Hillsborough County.

Policy 1.3.5: The County shall continue it’s proactive public land investment initiatives

along with incentives for private developments shall be explored, and

implemented which include but are not limited to the following: impact fee relief

for the development of affordable/attainable housing, disposition of surplus

public land with developer incentives; public land assembly, disposition, and

developer incentives in a comprehensive redevelopment framework and/or

neighborhood rehabilitation plans; supplementary public initiatives to support

private land assembly and affordable/attainable housing development; and the

creation of a public‐private partnership corporation to undertake land

investment and facilitate private development of affordable/attainable housing in

desirable locations.

Policy 1.3.6: The County shall pursue federal and state funding sources for

infrastructure improvements and for the construction or rehabilitation of very

low, low and moderate income housing.

Policy 1.3.7: The County shall designate future land use categories with density bonuses

that will encourage the development of affordable/attainable housing units in

Unincorporated Hillsborough County to meet needs of the very low, low and

moderate income household population.

Policy 1.3.8: The County shall encourage very low, low and moderate income first time

homebuyers to use the bond‐supported low cost home mortgage program by

publicizing the program.


Policy 1.3.9: The County shall continue to provide local government guarantees for

loans made by the local banking community for lower income housing

development projects.

Policy 1.3.10: The County shall sponsor ongoing programs to provide information on

housing alternatives and counseling on housing‐related problems.

ISSUE: Group homes and foster care facilities should be available as housing options

for present and prospective occupants. Hillsborough County has established

Comprehensive Plan policies and a zoning process which allow group homes in certain

residential areas and areas of residential character. Ongoing review of the zoning code

will allow Hillsborough County to respond to any changes in the need for group

homes.

OBJECTIVE 1.4: Establish a system to evaluate, monitor and establish locational criteria

for the development and distribution of group homes/foster care facilities with housing

officials and human service professionals to insure that adequate sites and

infrastructure are provided and that over‐concentration in any residential area is

avoided.

Policy 1.4.1: The County shall maintain existing non‐discriminatory standards and

criteria addressing the location of group homes.

Policy 1.4.2: The County shall provide technical assistance and assistance in securing

funding for the establishment of small (8 people or fewer) non‐treatment based

group homes.

Policy 1.4.3: Sites for group homes/foster care facilities will be approved in areas with

residential character to meet the needs of the population requiring such housing.

Locational criteria to include public transportation, health, recreation, shopping

and employment facilities.

ISSUE: Hillsborough County’s zoning governs the establishment of mobile homes and

mobile home parks. Mobile homes are an affordable/attainable housing option for low

and moderate income persons. Continual review of the zoning code mobile home

provisions will allow the County to respond to changing needs. Such review should

address the use of travel trailers as permanent residences through the addition of

permanent structures. These residences, though economical, are often unsafe.


OBJECTIVE 1.5: Continue to monitor the placement of mobile homes, manufactured

and prefabricated housing to maintain them as affordable/attainable and safe, sanitary

standard housing options for low and moderate income homeowners and renters.

Policy 1.5.1: The County shall maintain zoning policies addressing the location of

mobile homes and manufactured housing.

Policy 1.5.2: The County shall monitor the Federal and State building requirements

appropriate for mobile homes and manufactured housing.

Policy 1.5.3: The County shall continue an ongoing inspection program requiring all

mobile homes to be evaluated for Housing Code compliance to eliminate

deficiencies and substandard living conditions.

ISSUE: The agricultural industry in Hillsborough County employs a substantial

number of farm workers in planting, cultivating, harvesting and packaging of the many

crops grown within the county.

There are two critical housing issues facing this sector which are essential to securing

and maintaining this needed agricultural workforce population:

1. The need for affordable/attainable housing that is safe, decent, sanitary, and

structurally sound, and

2. The need for housing that is accessible to community facilities, such as schools,

transportation, health care and social service facilities, as well as commercial

centers.

Permanent or temporary residency status is a factor in determining and addressing the

housing needs for this sector of the population. Year‐round farm labor refers to people

who are permanent residents of the county. Migrant farm worker/labor refers to an

agricultural farm worker who lives in the county for only part of the year. Throughout

the year, migrant farm laborers may travel across the county and work in different areas

according to harvest seasons. The seasonal nature of the employment cycles of migrant

farm laborers creates unique challenges in the provision of housing for this sector of the

population.

According to the 1995 Affordable Housing Needs Assessment (prepared by the

Shimberg Center for Affordable Housing at the University of Florida) there are 4,917

migrant workers in Hillsborough County with a housing demand of 5,953 persons.

There is a total capacity of available migrant housing units for 4,312 persons. In 1997


Hillsborough County had 66 permitted migrant labor camps with 508 units able to

house a capacity of 3,153 persons.

OBJECTIVE 1.6: The County shall assist the private sector and non‐profit agencies to

provide additional units* of safe, and sanitary housing of various types, sizes and cost

by 2011 dedicated to migrant farmworker housing.

Policy 1.6.1: The County annually evaluates the Affordable Housing Office’s

Hillsborough County Consolidated Plan Document which includes a 3‐5 year

strategic plan that brings community needs and resources together in a

coordinated housing and community development strategy. To conduct this

evaluation, the County shall utilize its own staff, and solicit assistance from

appropriate resources from the private sector, adjacent jurisdictions and other

levels of government.

Policy 1.6.2: The County shall provide opportunities through rehabilitation efforts and

new construction by using housing subsidies to assist in the development or

preservation of housing for migrant farmworkers through the activities of non‐

profit agencies and the private sector.

Policy 1.6.3: The County shall implement land development regulations that provide

incentives for the development of migrant farmworker housing.

Policy 1.6.4: The County shall coordinate with, and use the financial resources of the

Florida Housing Finance Agency, the Farmer’s Home Administration, United

States Department of Agriculture/Rural Development and the Department of

Housing and Urban Development to implement programs to provide additional

housing units for farmworkers.

Policy 1.6.5: The County will promote the location of farm worker housing in close

proximity and accessible to community facilities to needed services such as

transportation, health care, social services, as well as commercial centers.

Policy 1.6.6: The County shall set aside a portion of its federal, state, and local funding

for the purpose of providing new homeownership opportunities for

farmworkers in rural areas.

Policy 1.6.7: The County shall form partnerships with local vocational training schools

and other agencies and organizations to foster job training and economic


development opportunities to enable migrant farm laborers to find employment

off‐season and transition to or become year‐round residents.

ISSUE: The United States Department of Agriculture office of Rural Development

(USDA/RD) operates a mutual self help housing program to benefit low and very low

income program participants (in non‐urban, or rurally designated area, that meet

USDA’s guidelines, typically areas with 10,000 population). Eligible clients can

purchase new homes at below market costs, by providing sweat equity labor tasks to

keep the homes affordable. The USDA/RD provides grant funding to non‐profit

sponsors to administer this program. USDA section 502 mortgages, which are

subsidized by the federal government, with equivalent interest rates, as low as 1%,

further make the self help homes affordable. The self help program targets millions of

dollars of subsidized mortgages to Hillsborough County annually.

OBJECTIVE 2.7: The County through its Affordable Housing Office shall work with

USDA/RD and its program sponsor(s) to provide technical assistance and incentives to

facilitate and encourage the implementation of the self help housing program in areas

allowable under the USDA self help program guidelines.

Policy 2.7.1: The Hillsborough County Affordable Housing Office shall determine

projects eligible for consideration under this objective. Eligible projects:

shall be eligible for all incentives, bonuses, and considerations given to affordable housing projects in the Comprehensive Plan and the Land

Development Code, but shall not be limited by location criteria typically

associated with these incentives, bonuses and considerations;

shall be eligible for financial incentives where possible, including but not

limited to, impact fee relief, in order to make the projects viable to low and

very low income citizens of Hillsborough County;

larger scale developments, where effective common site amenities such as

community buildings, recreational activities, daycare and mixed uses can be

incorporated shall be given higher consideration for allowing for more

effective community association management;

self help housing developments can be stand‐alone communities, or a portion

of larger market rate communities; and


mixed income communities are encouraged, and the non‐self help portions of

the community would be eligible for all incentives, bonuses, and

considerations as listed elsewhere in the Comprehensive Plan and the Land

Development Code as long as 20% of the entire community is set aside for low

and very low income residents.

Policy 2.7.2: The Affordable Housing Office shall determine eligibility for self help

housing program, and shall recommend if the proposed project location is

suitable and subsequently eligible for all incentives, bonuses, and considerations

provided under the Comprehensive Plan and the Land Development Code.

Policy 2.7.3: The County shall consider the economic impact of off site requirements

listed as conditions necessary to approve self help housing communities. These

requirements may include all concurrency issues, transportation issues, school

capacity, and other related requirements located off the proposed project site.

Where possible, these requirements may be financially assisted, expedited,

waived or mitigated by the County.

ISSUE: The Hillsborough Plan for the Homeless prepared by the Hillsborough County

Coalition for the Homeless identifies the estimated number of homeless people and the

range of services offered in Hillsborough County for the homeless.

Among the problems identified by the Coalition are: insufficient capacity in emergency

shelters, insufficient transitional housing and programs to assist the homeless in

becoming self‐sufficient, lack of a multi‐service network of services, and centralization

of services for the homeless in Tampa making access for many county homeless

difficult.

OBJECTIVE 2.8: The County shall provide sufficient emergency, transitional and long

term housing to enable those homeless persons capable of self‐sufficiency to regain

independence and to provide for continuing care of persons unable to care for

themselves.

Policy 2.8.1: The County shall seek and administer state and federal funding to provide

emergency and long term housing opportunities for the homeless.


Policy 2.8.2: The County shall render technical assistance to social service agencies and

non‐profit organizations to provide and expand local transitional and long term

care housing programs which help homeless families and individuals reach self‐

sufficiency.

Policy 2.8.3: The County, in cooperation with the Hillsborough County Coalition for the

Homeless, shall study and provide information on the causes of homelessness,

the needs of homeless persons, and the availability of local services and funding.

Policy 2.8.4: The County shall, continue to develop and implement programs to prevent

homelessness among high risk groups.

Policy 2.8.5: The County shall continue support of and participation in the activities of

the Hillsborough County Coalition for the Homeless.

Policy 2.8.6: The County shall continue to work to alleviate homelessness, by linking

housing programs to a comprehensive social services/community services plan.

GOAL 3: Promote the redevelopment, and rehabilitation of existing housing and

neighborhoods to provide Hillsborough County with a consistently sound, safe, decent

and sanitary housing stock.

ISSUE: Hillsborough County shall conduct a countywide housing survey by 2011 to

obtain an accurate census of substandard and structurally deficient housing. The

Hillsborough County Affordable Housing Office should work to implement an adopted

five‐year Housing Code Compliance Plan for unincorporated Hillsborough County.

Systematic dwelling unit inspections in targeted neighborhoods would enforce the

Minimum Housing Code compliance activities resulting from the conditions survey

thereby protecting housing consumers and the public through private maintenance of

the existing housing stock and prevention and elimination of substandard housing

conditions. Rehabilitation activities shall address substandard housing.

OBJECTIVE 3.1: Conduct a complete conditions survey of all housing to obtain

accurate statistics on the condition of the housing stock in unincorporated Hillsborough

County. Based upon the results of the conditions survey, address 20% of substandard

and structurally deficient housing units which represent an imminent danger to health

and safety of the occupants located in unincorporated Hillsborough County annually.


Policy 3.1.1: The County shall increase code enforcement activities through regular

annual inspections of the housing stock in neighborhoods identified in the

conditions survey as problem areas and concentrate code enforcement activities

to maintain a minimum level of quality in the housing stock. Interior inspections

should be conducted where exterior deficiencies and other code violations have

been observed.

Policy 3.1.2: The County shall continue to explore new programs to help low and

moderate income families and investors rehabilitate housing units in declining

neighborhoods.

Policy 3.1.3: The County shall inspect substandard housing to determine if it is worthy

of rehabilitation, and remove the housing that is not worthy of rehabilitation to

create space for infill housing.

Policy 3.1.4: The County shall evaluate sweat equity programs where residents

contribute their own labor to improve their dwellings.

OBJECTIVE 3.2: Provide more and/or improve existing incentives to promote housing

rehabilitation and redevelopment by developers, investors and homeowners.

Policy 3.2.1: The County shall continue to operate a program which provides low cost

home repair/improvement loans and coordinate with the banking community

using Federal and State funds to assure an adequate supply of mortgage money

and home improvements financing is available.

Policy 3.2.2: The County shall provide technical assistance to joint public‐private

programs, such as cooperative housing, church sponsored housing and non‐

profit housing agencies which support residential investment.

Policy 3.2.3: The County shall develop and expand financial programs to help investors

provide new or improve existing rental housing.

OBJECTIVE 3.3: Maintain or improve the integrity of existing viable neighborhoods.

Policy 3.3.1: The County shall on an annual basis identify existing viable neighborhoods

and those in need of redevelopment.

Policy 3.3.2: The County shall work with civic associations, neighborhood groups and

citizen groups to assist in neighborhood upgrading projects by administering


code enforcement efforts and directing resources to remove blight in such

neighborhoods.

Policy 3.3.3: The County shall administer the State and Federal Housing programs in a

timely and efficient completion of program manner primarily within designated

CDBG Target Areas.

Policy 3.3.4: The County shall, in viable neighborhoods, identify methods and programs

to provide or improve infrastructure and supporting facilities and services,

where needed.

Policy 3.3.5: The County shall support the establishment of neighborhood associations

and use them as a source of community input and as a means of disseminating

information, as required by the Neighborhood Bill of Rights.

ISSUE: The currently adopted Hillsborough County Local Displacement Policy

addresses only displacement resulting from federally funded activities.

OBJECTIVE 3.4: Encourage redevelopment activities that do not displace the existing

population. When displacement through public action does occur, assure that

reasonably located, standard housing at affordable costs is available.

Policy 3.4.1: The County shall continue to use the Hillsborough County Local

Displacement Policy for relocation necessitated by Federal, State housing

programs.

Policy 3.4.2: The County shall provide for permanent relocation housing affordable to

persons displaced by local programs.

ISSUE: A Historic Preservation Ordinance needs to be adopted by the Board of County

Commissioners to protect historically significant housing. The ordinance must not be

so restrictive that it discourages redevelopment activities. Financial assistance may also

be needed in order to rehabilitate and/or preserve many of the historic and

architecturally significant homes in Hillsborough County. A large number of the

historically and architecturally significant homes in Hillsborough County are located in

poorer neighborhoods and are owned by persons unable to afford the expense of

restoring homes consistent with the architectural style in which they were built. A

conflict between rehabilitation and preservation arises in this situation.

If preservation consistent with the original architectural design is required of

historically significant homes that serve as low or moderate income housing, then that


home is generally eliminated from the low or moderate income housing stock because

of the cost of preservation. This situation must be dealt with when developing the

Historic Preservation Ordinance.

OBJECTIVE 3.5: The County shall continue to promote a means to preserve

historically and architecturally significant housing in Hillsborough County as identified

by the National Register of Historic Places, the Florida Master Site File or the Historic

Tampa/Hillsborough County Preservation Board Sites of Local Significance list.

Policy 3.5.1: The County shall enforce its Historic Landmark Ordinance.

Policy 3.5.2: The County shall coordinate the rehabilitation of historically significant

housing with the Historic Tampa/Hillsborough County Preservation Board.

Policy 3.5.3: County shall assist the Historic Tampa/Hillsborough County Preservation

Board in its efforts to provide public information, education and technical

assistance relating to historic preservation programs.

Policy 3.5.4: The County shall provide property owners with assistance in applying for

and using state and federal assistance programs for rehabilitation of historically

and architecturally significant housing.

OBJECTIVE 3.6: Density/Intensity Bonuses for Affordable Housing

Policy 3.6.1: Density bonuses will be utilized as an incentive to encourage the

development of more affordable housing these density bonuses are outlined

below.

The maximum level of residential density and/or the maximum retail commercial

Floor Area Ratio (FAR) permitted in each land use category may be increased,

with project specific approval of the Board Of County Commissioners and

without requiring a plan amendment, when the purpose for the increase is to

provide low or very low income affordable housing. Such an increase in density

and/or Floor Area Ratio shall be part of an official request to rezone the subject

parcel to a site plan controlled zoning district.

There are three distinct bonuses for the supply of affordable housing. The

maximum increase in density and/or Floor Area Ratio in each bonus is subject to

the following table:


TABLE OF ALLOWABLE DENSITY AND INTENSITY INCREASES

FOR THE PROVISION OF AFFORDABLE HOUSING

Land Use

Category

Existing Max.

DU/Acre

Existing Max.

FAR

Density Bonus

Max. DU/Acre

FAR Bonus

Max. FAR

RES‐4 4 .25 6* .35

RES‐6 6 .25 9 .35

RES‐9 9 .35 12 .50

RES‐12 12 .35 16 .50

RES‐16 16 .35 (.50 office) 16 .50

RES‐20 20 .35 (.75 office) 30 .50 (.75 office)

OC‐20 20 .35 (.75 office) 30 .50 (.75 office)

NMU‐4 4 .25 (.35)*** 6* .35

SMU‐6 6 .25 (.35)*** 9 .50

CMU‐12 12 .50 20 .75

RES‐35 35 .75 50 1.00

UMU‐20 20 1.0 30 2.00

RMU‐35 35 2.0 50 n/a

[Updated FAR bonus to give more incentive]

* The density bonus in the RES‐4 category is not available for the Affordable Housing Infill Density Bonus

option.

*** The intensity allows for development in the Urban Service Area.

Project Design Plan Density Bonus

1. Project Design Plan Density Bonus shall be a component of an approved,

comprehensive “project design plan” which specifies the visual appearance, size,

location, development costs, and sales or rental price of the residential units

proposed to be built in the project. In addition, such a “project design plan” will

address how the project meets the criteria listed below, provide a financial

justification for the requested increase in density and/or Floor Area Ratio, and

provide a listing and description of any project amenities or other planned

improvements to the parcel that will enhance the project and its surrounding area.

In order to qualify for use of the Project Design Plan Density Bonus, the site shall

adhere to the following criteria:

A. The area shall be in one of the residential or commercial land use categories

allowing 4 or more dwelling units to the acre.


B. The surrounding area must be fully or partially developed and contain in‐

place infrastructure and public facilities which will meet the public facilities

and service needs of existing and proposed residential development.

C. The surrounding area must contain two or more of the following conditions

warranting the repair or rehabilitation of existing housing, and/or

development of additional affordable housing units:

(1) Evidence of existing substandard housing stock in need of rehabilitation,

and/or demolition and replacement of units. Such conditions should be

sufficient to represent a detriment to the maintenance and stable value of

adjacent properties.

(2) Evidence that existing resident households of very low, low, and/or

moderate income comprise a reasonable percentage of the total existing

neighborhood population, along with evidence of need, on the part of

some of these households, for affordable housing assistance.

(3) Association of the area with private and public initiatives to create

permanent affordable housing in communities to serve the needs of the

families of farm and other seasonal workers.

(4) The subject area is close to a significant existing or proposed economic

development project which will provide employment opportunities for

proposed project residents.

D. Mass transit services must be available within a reasonable distance of the

project site.

Affordable Housing Infill Density Bonus

2. Affordable Housing Infill Density Bonus

In order to qualify for use of the Affordable Housing Infill Density Bonus, the site

shall adhere to the following criteria:

A. The site shall be five acres or less in size.

B. The site shall be in one of the residential or commercial land use categories

allowing 6 or more dwelling units to the acre as indicated in the Table of

Allowable Densities and Intensities for the Provision of Affordable Housing.

C. The site shall be serviced by public water and sewer and have direct access to

public streets.

Floor Area Ratio Bonus

3. Floor Area Ratio Bonus As a separate bonus or in conjunction with the Project

Design Plan Density Bonus, an additional incentive to supply affordable housing for

very low income households is available to the developers of mixed use projects.


The commercial component of such a mixed use development is permitted a .005

increase in the maximum Floor Area Ratio for every housing unit reserved for ʺvery

low incomeʺ households, up to a maximum FAR increase of .10, (available through

the reservation of 20 units). Such developments must have direct access to an

arterial or collector road (as defined by Hillsborough County) and the total

maximum FAR for the commercial uses in the project shall not exceed those shown

above. Applicants building such housing shall not count the same ʺvery low

incomeʺ units towards both the density and FAR bonuses.

The following conditions shall apply to qualify for all of the affordable housing

density and/or FAR bonuses.

1. In projects using the Project Plan or Affordable Housing Infill Density Bonus, at

least 20% of the total dwelling units (rounded up) must be reserved for low or

very low income households. For the FAR bonus, all reserved units must be for

very low income households.

2. The reserved units must be of compatible quality and appearance to the other

units in the development. In large developments, every effort shall be made to

mix the designated affordable housing units among the remaining units to avoid

economic segregation.

3. When supplying rental housing, the applicant must, through a restrictive

covenant, deed restriction, bylaws of the subdivision association, mortgage or

property deed clause, or other method acceptable to the County, satisfactorily

guarantee that designated affordable rental housing units, permitted under this

density bonus, remain reserved for eligible households for a period of at least 12

years, or for some other time period as determined by the County.

All reserved dwelling units which are intended for home ownership shall be sold

only to qualified “low or very low” income buyers. No further restrictions shall

apply to the future sale of such homes unless required by the provisions of

associated subsidized financing programs.

Proof of such guarantees must be submitted and/or recorded for all reserved

units (both rental and home ownership) prior to the permitting of any additional

units or increases in FAR in excess of that permitted by the underlying land use

category.

4. Definitions of qualifying households (i.e. very low, low, and moderate income

households) shall be determined by the U.S. Department of Housing and Urban

Development and shall be adjusted annually or as appropriate.


5. Not withstanding the requirements of the Affordable Housing Infill Density

Bonus above, all projects utilizing the affordable housing bonus must be

programmed to be served by both public water and public sewer prior to the

issuance of a Certificate of Occupancy on the project.

6. Any density and/or FAR increase shall be compatible with existing, proposed, or

planned surrounding development. Compatible densities and/or FAR intensities

need not be interpreted as “comparable” or “the same as” surrounding

developments, if adequate provisions for transitioning to higher densities is

required and met by, but not limited to, such means as buffering, setbacks,

coordinated architectural devices, and graduated height restrictions.

7. Nothing in this section shall be construed as guaranteeing the achievement of the

density increase or FAR increase, or any portion thereof, as provided for in this

section.


V. PLAN IMPLEMENTATION AND MONITORING

Implementation occurs when the programs, activities, incentives and regulations stated

in the goals, objectives and policies are established and carried out. The goals,

objectives and policies in the Housing Element suggest a number of programs,

activities, incentives and regulations to be developed for the purpose of addressing the

housing problems and needs for the residents of unincorporated Hillsborough County.

At this time, this section includes a matrix of suggested implementation mechanisms

that could be used to address each of the policies contained in Chapter Four: Goals,

Objectives and Policies including action needed, implementing agencies,

implementation timeframe and identification of the action as new or existing. The

major conclusion that can be drawn from this matrix is that there are no capital

improvements needs resulting directly from the Housing Element.

The primary action called for is extensive research on many of the housing issues

addressed in the Element. Many studies are proposed throughout the Goals, Objectives

and Policies. Recommendations of programs for imple‐mentation resulting from these

studies will be presented during the first monitoring and evaluation phase of the

Housing Element. At that time, funding sources for the proposed programs will need to

be secured. Implementation strategies are provided by way of example and are not all‐

inclusive. Where the development of appropriate land development regulations

pursuant to Chapter 163.3202, FS, is not specified as an implementation mechanism for

a policy, nothing shall preclude the use of land development regulations to implement

the policy. Alternative implementation mechanisms, where more effective than those

enumerated in the matrix, or where otherwise appropriate to achieve compliance with

policies, may be utilized in lieu of, or in combination with, those enumerated in the

matrix. Implementing many of the recommendations in this Element will require more

staff.

A monitoring and evaluation process is being developed in‐house to be followed in the

preparation of the required five‐year evaluation and appraisal reports that will be

consistent for all Elements of the Comprehensive Plan. The monitoring and evaluation

procedure will address:


a. Citizen participation in the process;

b. Updating appropriate baseline data and measurable objectives to be accomplished

in the first five‐year period of the plan, and for the long‐term period;

c. Accomplishments in the first five‐year period, describing the degree to which the

Goals, Objectives and Policies have been successfully reached;

d. Obstacles or problems which resulted in underachievement of Goals, Objectives or

Policies;

e. New or modified Goals, Objectives or Policies needed to correct discovered

problems; and

f. A means of ensuring continuous monitoring and evaluation of the Plan during the

five‐year period.

The resultant monitoring and evaluation process will serve as a reporting mechanism to

keep The Planning Commission apprised on a regular basis as to how the Plan is being

implemented and updated.


VI. CONSISTENCY

The Housing Element is one of fifteen elements comprising the Future of Hillsborough,

Comprehensive Plan for Unicorported Hillsborough County. The Element is internally

consistent, the same population projections were used for all elements, and the same 5

and 20 years planning time frames were utilized in projecting future needs for all

elements. Chapter 9J‐5, FAC, requires the Comprehensive Planʹs goals, objectives and

policies be compatible with the State Comprehensive Plan and Tampa Bay Strategic

Regional Policy Plan. The Element is also developed to be consistent with the

Affordable Housing Officeʹs, Hillsborough County Consolidated Plan October 2006

through September 2010 and the Affordable Housing Task Force’s, Attainable Housing

for Hillsborough Countʹs Growing Economy October 2006 Report.


APPENDIX A METHODOLOGY

9J‐5.010 (1) (a) Methodology: Data for all tables meeting this requirement came from the

U.S. Census 2000.

9J‐5.010 (1) (b) Methodology: Data for all tables meeting this requirement came from the

U.S. Census 2000.

9J‐5.010 (1) (c) Methodology:

Data used for substandard housing estimates originated from the U.S. Census 2000.

9J‐5.010 (1) (d) Methodology:

Data on subsidized‐rental housing were obtained from the Shimberg Center for

Affordable Housing’s Florida Housing Data Clearinghouse (FHDC). The FHDC used

the U.S. Department of Housing and Urban Development, USDA Rural Development,

Florida Housing Finance Corporation, and Housing Finance Authority of Hillsborough

County as sources to report the location, type and number of subsidized units.

9J‐5.010 (1) (e) Methodology:

The Department of Children and Families, SunCoast Region, provided the data on

licensed group homes.

9J‐5.010 (1) (f) Methodology:

Information on the total number of mobile homes in the unincorporated County was

gathered from Planning Commission staff who compiled the data from the

Hillsborough County Health Department.

9J‐5.010 (1) (g) Methodology:

A complete Florida Master Site File List for Hillsborough County was obtained from the

Florida Department of State and the sites located in unincorporated Hillsborough

County were extracted from the Master Site File List.

Sites of Local Significance were obtained from the Historical Tampa/Hillsborough

County Preservation Board.

9J‐5.010 (1) (h) Methodology:

Data were compiled from building permit reports prepared annually by The Planning

Commission.


9J‐5.010 (2) (a) Methodology:

Since the variable “households” appears in several tables, the detailed methodology

will begin here.

Calculation of Household and Population Estimates

A housing inventory is the sum of the Census 2000 housing counts by type and the net

change in Hillsborough Countyʹs housing inventory by type . Certificates of Occupancy

issued to new residential units by the four building departments in Hillsborough

County (Tampa, Plant City, Temple Terrace and Unincorporated County) are matched

with the Planning Commissionʹs database of residential building permits.

The Certificate of Occupancy issue dates are used to time the addition of new housing

units to the housing invento ry. The ʺdate of issueʺ of a residential demolition permit is

the date used to subtract a housing unit from the housing inventory. The net housing

unit change is combined with the 2000 Census housing unit count to create the housing

inventory by type for each of the 249 census tracts within Hillsborough County.

Households, defined as occupied housing units, are estimated by multiplying the

number of housing units times the occupancy rate . The detailed housing type

occupancy rates for each census tract in Hillsborough County are available from the

2000 Census Summary File 3. The tract occupancy rate by housing type is multiplied by

the estimated housing unit increase by housing type to establish the number of new

households by housing type in each census tract.

The Planning Commission summarizes househo ld estimates by the follow ing housing

types: single family detached, single family attached, apartment and mobile home.

Apartment households are calculated by using the Census 2000 apartment occupancy

rates for all units completed after 2000, with the exception of tracts with 50 or more

apartment units completed during the current estimate year. These are assigned an

occupancy rate of 60 percent, if normally a higher rate is used. This exception is applied

only the first year after completion.

The Census 2000 persons per household by housing unit type for each census tract is

multiplied by the household unit change by type and by census tract to calcu late the

household population change. The Census 2000 household population is added to the

population change figure result ing in total household population.

The final step to create total population is to add group quarter population to

household population. Major group quarter enti ties in Hillsborough County are


surveyed annually to update their population count. Newly permitted group quarter

entities are surveyed and added upon completion. The Census 2000 group quarter

population counts by census tract are used in lieu of any updates.

Calculation of Household and Popu lation Projections

The population projections were developed with a ʺtop ‐downʺ approach. Countywide

control totals are provided by the University of Floridaʹs Bureau of Economic and

Business Research (BEBR) medium projection for 2015 and 2025. (The publication date

for the countywide projection used in this methodology is January 2003, Florida

Population Studies, Bulletin 134.)

Planning Commission staff involved staff from the four jurisdictional governments and

all the agencyʹs internal planning teams. There were several different methods used to

project jurisdictional control totals. Linear regression was used projecting each

jurisdictions share of the total countyʹs population using 1970‐2002, 1980‐2002, and

1990‐2002 as the reference time periods. Logistic curve and other ratio methods were

also employed. After discussion, it was decided that the Linear Regression of each

jurisdictionʹs share of the county ʹs population from 1980‐2002 produced the most

reasonable results. The population projections were converted to dwelling units using

2000 occupancy rates and persons per household to the projected population.

Projected Households by Size and Income Range

The projections of households by size and income range originate from the Florida

Housing Data Clearinghouse (FHDC) and incorporate the methodology previously

described for the calculations of households.

Building on the calculations of households, the FHDC followed a two‐step process to

project the number of households by size and income range. First, the FHDC

determined the household formation rate for the base year 2000. The household

formation rate uses the following equation:12

12 Shimberg Center for Affordable Housing. (September, 2006) AFFORDABLE HOUSING NEEDES ASSESSMENT: Population and Housing Projection Mehtodology. University of Florida, p. 20.


Household

Fromation =

Rate

Household Count of Tenure X Age X Size X Income X Cost Burden

Population by Age

Second, the projection of households of a given size or income range uses the following

equation: 13

Projection = Household formation rate X Population of persons for a given age in

the projection year

9J‐5.010 (2) (b) Methodology:

Projected Households by Tenure

The Shimberg Center for Affordable Housing’s Florida Housing Data Clearinghouse

(FHDC) provided data on the projected number of households by tenure. The same

methodology used for the projected number of households by size and income range

was used for the projected number of households by tenure. The only difference in the

procedure was that the projected numbers of households were calculated based on

tenure rather than size or income.

9J‐5.010 (2) (c) Methodology:

Required Land for Projected Housing data came from the Future Land Use Element,

Background Report.

9J‐5.010 (2) (d) Methodology:

Review of the private sector housing delivery process.

9J‐5.010 (2) (e) Methodology:

Review of land availability, service provision, financing alternatives and those

government regulations and administrative processes affecting the private sector in

constructing housing.

9J‐5.010 (2) (f) 1. Methodology:

13 Shimberg Center for Affordable Housing. (September, 2006) AFFORDABLE HOUSING NEEDES ASSESSMENT: Population and Housing Projection Mehtodology. University of Florida, p. 20.


Review of and coordination with the Future Land Use Element and the Public Facilities

Elements.

9J‐5.010 (2) (f) 2 and 9J‐5.010 (2) (f) 5 Methodology:

Review of existing programs and ordinances available for eliminating substandard

housing conditions, for the structural and aesthetic improvement of housing and for

identification of conservation, rehabilitation or demolition activities. Conducted

discussions with Paulette Scanelle of the Hillsborough County Community Codes

Enforcement Department concerning available assistance programs.


Review of existing means for providing low and moderate income housing and review

of the Hillsborough County Zoning Code as pertaining to mobile homes. Conversation

with Silvina Kade (Hillsborough County Planning and Zoning Department).


Review of the existing Hillsborough County Zoning Code and discussions with Silvina

Kade (Hillsborough County Department of Planning and Zoning).


Review of the history and the role of the Historic Tampa/Hillsborough County

Preservation Board.


APPENDIX B PUBLIC INVOLVEMENT

Chapter 9J‐5, FAC, requires public participation in the planning process. Hillsborough

County has employed several means to satisfy the public participation requirement.

HILLSBOROUGH COUNTY CITIZEN PARTICIPATION WORKSHOPS The Hillsborough County Evaluation and Appraisal Report (EAR) focused on



facing our community as the County begins to plan for the year 2025. To accomplish

this, an extensive Public Involvement Program (PIP) was developed and implemented

in coordination with all local governments in Hillsborough County, the Hillsborough

County Metropolitan Planning Organization (MPO) and the School District of

Hillsborough County (SDHC).

The process was branded and promoted widely as “Plan 2025.” The Plan 2025 website

can be viewed at www.Plan2025.com, which includes summaries of the community and

public open houses conducted, departmental staff comments, small group meetings,

and a Student Forum. Staff created several options for citizens, and other agencies to

participate. They could attend community open houses, invite staff to attend a

community meeting and collect input, go to the website and input comments, stop by

one of several displays set up at community events around the county or mail in a form

containing their comments. In addition, staffs within various departments in

Hillsborough County were surveyed to identify internal departmental concerns.


A series of public open houses were held throughout the County starting with a half









throughout the county. These meetings were promoted extensively through the news

media, flyers sent home with every public school student in the county and enclosed in

the newsletter that reaches every employee of Hillsborough County (See examples of


flyers). In addition, in cooperation with the County’s Communications Department,

signs were posted at major intersections in the areas surrounding the venues and, the

County’s own TV station HTV22 ran segments and electronic bulletin board postings

promoting attendance at the meetings. In partnership with the Tampa Tribune and

Tampa‐Hillsborough Public Library System, a 4‐page full color tabloid was developed

and distributed in a January 2004 issue of the newspaper and throughout the public

library system (See tabloid). The publication outlined the Plan update process and

detailed ways the public could participate and make their concerns known. Community

groups and other government agencies assisted in promoting attendance at the

workshops through emails to members, clients and others and postings on their

websites. A good deal of effort was spent in reaching out to community, civic, social

service, and other special interest groups. These efforts were done in cooperation with

the MPO through the organization’s Long Range Transportation Plan public

participation process. As a result, Planning Commission and MPO staff made special

presentations to and collected input from groups ranging from the homeless coalition to

the builders and realtors’ associations, migrant workers, business people and various

homeowners’ groups. The School District of Hillsborough County worked

cooperatively with the Planning Commission and MPO to host a Student Forum that

brought about 100 high school students together to learn about the Comprehensive Plan

updates and identify issues of concern to them. Over 3,000 comments were received and

have been reviewed and assessed to develop a list of Major Issues (See Section 3.

Identification of Major Issues and Related Concerns) that face Hillsborough County

currently and in the future.










the product of extensive public participation (See adopted Public Involvement Program

(PIP) which defined the process) and intergovernmental coordination, which occurred

from October 2003 through May 2004. Also an assessment of the programs and

activities intended to implement the goals, objectives and policies (GOP’s) of the

Comprehensive Plan was conducted as part of the process. The strength of the EAR lies

in the integrated approach taken towards assessing the Future of Hillsborough


Comprehensive Plan. The Plan and its Elements were evaluated from an issue‐based

standpoint rather then as stand alone components. It became apparent through the

process of evaluating the Plan’s effectiveness in addressing the major issues, that

multiple Plan Elements played a role in contributing to specific issues. As a result of this

overlapping relationship of one issue to another, each Major Issue is thematically linked

to other Issues in a way that illustrates the need for an issue‐based approach in

updating the Plan.







HILLSBOROUGH COUNTY CITIZEN ADVISORY COMMITTEE

MEETINGS The Hillsborough County Citizen Advisory Committee (CAC) is a contributing






range proposals for implementing and drafting such goals and objectives. The CAC’s

role is to facilitate discussion and provide for community consensus on comprehensive

planning issues.

The CAC meets regularly, following an agenda focused on issues required to be

addressed in the Comprehensive Plan. One of the major concerns that the Hillsborough

County CAC has dealt with is the area of housing. The CAC’s major housing concerns

are:

1. Affordable housing should be available in areas of the county experiencing major

growth to avoid busing of black children.

2. Housing for senior citizens.

3. Redevelopment of downtown with a mixture of affordable homes. Redirecting

pop‐ulation to city area rather than along I‐75 Corridor, leaves I‐75 area land

available to attract large corporations and create jobs.

4. Public housing should be properly maintained or torn down.


5. Quality of multi‐family dwellings is important.

6. Multi‐family dwellings are more acceptable in the city where infrastructure is

already in place.

7. In developing a neighborhood, all homes should not be the same type of dwellings.

8. Future planning should accommodate more rental units for the increasing number

of people who prefer renting.

PLANNING COMMISSION AND BOARD OF COUNTY

COMMISSIONERS PUBLIC HEARINGS Public hearings for the Comprehensive Plan by both The Planning Commission and the

Board of County Commissioners were held beginning in August 1988. Citizens had the

opportunity to speak out regarding the Plan during these hearings.

MEETINGS ON AFFORDABLE HOUSING Two meetings have been held by the Big Bend Area Group to discuss the provision of

affordable housing for the residents of South Hillsborough County. Over 35 people

representing public and private sector housing interests, non‐profit groups and

concerned citizens and landowners attended these meetings. Input concerning needs to

be addressed in the Housing Element was received at these meetings.


APPENDIX C SUPPORT DOCUMENT SUMMARIES

1. About Homelessness and the Homlessness Census. Homeless Coalition of

Hillsborough County. Demographics of Homeless Population in Hillsborough

County obtained through a bi‐annual survey known as the Homelessness

Census.

Locater: http://www.homelessofhc.org

2. Affordable Housing Needs Assessment, Hillsborough County. A set of excel

files containing the data on projected households, populations of income

groups, etc.

Locater: http://flhousingdata.shimberg.ufl.edu/TFP_AHNA_archive3.html

3. Annual Building Permit Activity Reports, 2000‐2005, Hillsborough County City‐

County Planning Commission. Counts of residential housing starts by type of

housing unit.

Locater: The Planning Commission Library

4. 2000 Census of Population and Housing. Census Summary Tape File 3, Florida.

Electronic data available online for download. Contains information from state

level to block level. Consists of complete count data.

Locater: http://factfinder.census.gov/home/saff/main.html?_lang=en

5. The Cultural Resources of the Unincorporated Portions of Hillsborough County: An Inventory of The Built Environment, Historic Tampa/Hillsborough County

Preservation Board. This document details a survey completed of historic

housing in unincorporated Hillsborough County. It also contains a description

of each structure listed in the Florida Master Site File and on the Sites of Local

Significance.

Locater: Housing Filing Cabinet

6. Final Report of the Affordable Housing Study Commission, An Agenda for Florida Housing Policy, December 1987. The Affordable Housing Study Commission was

created by the Legislature under Florida Statutes Chapter 420.609 to analyze

solutions and programs which would address Florida’s affordable housing

needs. The Affordable Housing Study Commission has met eight times since

the enactment of legislation and this final report presents their findings and


recommendations.


7. Florida Master Site File, Florida Department of State, Division of Historical

Resources. The Florida Master Site File is the computer‐generated list of all

historic and architectural sites deemed significant to the State of Florida.


8. The Hillsborough Community Development Plan, 1986. Prepared by the Hillsborough County Community Planning and Infrastructure Department.

Hillsborough County’s Community Development planning embraces the intent

of the Housing and Community Act of 1974 and the adopted philosophy of the

Horizon 2000 Plan, Hillsborough’s Comprehensive Plan for the community. The

Community Development Plan’s objectives are to make all residential

settlements and neighborhoods in Hillsborough County, new and old, to be part

of well planned communities provided with decent housing, and adequate

facilities and services, easy accessibility to employment and commercial centers,

and to arrest the trends toward urban decay and promote the redevelopment of

deteriorated areas. Strategies developed to meet these objectives include:

a. Community Development Strategy

b. Economic Development Strategy

c. Housing Assistance Strategy

d. Minimum Housing Code Strategy

e. Displacement Strategy

f. Citizen Participation Strategy


9. The Hillsborough County Housing Assistance Plan. Prepared by the Hillsborough

County Community Planning and Infrastructure Department. The Housing and

Community Development Act of 1974 was enacted to establish local programs to

deal with housing problems. The Housing Assistance Plan is a required part of

a local Community Development Block Grant Program. The primary objective

of the Community Development Program is the development of viable

communities, including decent housing and suitable living environment. This

Housing Assistance Plan comprises Hillsborough County’s Action Program to

address housing problems in the County. Hillsborough County’s Housing

Assistance Plan contains the following required elements:

a. The Housing Conditions Section

b. Housing Assistance Needs


c. An assessment of lower income households expected to reside in the

County in the next three years.

d. Special Housing Conditions

e. A Three Year Housing Program consistent with the use of other

Community Development Block Grant funds used for public

improvements.


10. Hillsborough County’s Comprehensive Homeless Assistance Plan, September 1987. Submitted by the Hillsborough County Board of County Commissioners. This

report was prepared pursuant to the Stewart B. McKinney Homeless Assistance

Act and is the result of a coordinated effort between the City of Tampa,

Hillsborough County, and the Hillsborough County Coalition for the Homeless.

The Hillsborough County Coalition for the Homeless estimates that at any one

time there are 1,500 homeless persons in Hillsborough County. This problem is

compounded by the fact that Hillsborough County is growing very rapidly.


11. The Hillsborough County Zoning Code as adopted July 1, 1985 and amended

April 28, 1986.

Locater: County Land Use Section, The Planning Commission

12. Hillsborough Plan for the Homeless, 1987. Prepared by the Hillsborough County

Coalition for the Homeless. The Hillsborough County Coalition for the

Homeless was formed in 1986 in order to refine the community’s understanding

of homelessness and translating that understanding into actions to reduce

homelessness and enhance the quality of life of persons at‐risk of becoming

homeless or who find themselves to be homeless. The objectives stated by the

Hillsborough County Coalition for the Homeless in this plan include:

a. Develop and maintain services to assist the homeless

b. Promote the understanding of the causes of homelessness

c. Create and maintain a systematic approach to addressing the problems of

homelessness

d. Make available adequate support and assistance services for the homeless

and those at‐risk to become homeless

e. Ensure the availability of accessible emergency services to the homeless

f. Provide an adequate range of support, rehabilitative, and assistance

services for transition to optimal independence and self‐sufficiency

g. Ensure the availability and accessibility of long‐term care facilities Locater: Housing Filing Cabinet


13. Housing Finance Needs Analysis, April 1986. Prepared by Reinhold P. Wolff

Economic Research, Inc. for the Housing Finance Authority of Hillsborough

County. This report is the result of an analysis of the residential mortgage

market and the need for mortgage revenue bond programs to finance housing

loans for low, moderate, and middle income households in Hillsborough

County.


14. Interview on January 19, 1988 with four Code Compliance Investigators from

the Hillsborough County Community Codes Enforcement Department.

15. Joint County/Cities Public Involvement Plan. Provided by the Hillsborough

County City‐County Planning Commission, September 2003. A document

describing the public participation plan for the Evaluation and Appraisal Report

Process and the 2025 Comprehensive Plan Updates.

Locater: Hillsborough County City‐County Planning Commission

16. Local Displacement Policy, August 1985. Prepared by Hillsborough County

Board of County Commissioners. This document is Hillsborough County’s

official policy on displacement (the involuntary movement of a household from

a dwelling unit resulting from its acquisition, rehabilitation, or demolition, or a

code enforcement activity).


17. Low and Moderate Income Housing Analysis and Recommendations, November 1985.

Prepared by the Hillsborough County Office of Community and Economic

Development. At the direction of the Hillsborough County Board of County

Commissioners, the Office of Community and Economic Development prepared

a report on the housing problems in Hillsborough County and proposed options

and recommendations to address those housing problems. This report

summarized a large number of national, state, and local studies conducted in the

last ten years on low‐ and moderate‐income housing.


18. Mapping and Monitoring of Agricultural Lands Project, 1984‐1987. Prepared by the Florida Department of Community Affairs. This document includes data from

the mapping and monitoring of the historic trends in agricultural lands listed by

Florida county.



19. Market Analysis for Rental Apartments: Hillsborough County, Florida, 1987. Prepared by The Szumlic*Withers Group, Inc. The purpose of this study was to

analyze present and future market for rental apartment housing in Hillsborough

County, Florida. It was undertaken to determine the need for programs to

finance new rental apartments for eligible low, moderate and middle‐income

households in the county and to recommend how such programs can best serve

the needs of the Hillsborough County rental market. This report examines the

patterns of population and housing growth in the county and provides a

projection of future market demands for new rental housing. This study also

provides:

a. Countywide Economic Profile

b. Key Demographic Indicators

c. Projected Housing Demands

d. Analysis of Submarket Areas

e. Status of Current Rental Apartment Market

f. Rents and Affordability

g. Rental Apartment Supply and Demand by Market Area


20. Memorandum dated January 4, 1987 from the Office of Fiscal Services,

Comparison of Impact Fees for an Average New Single Family Detached

Dwelling: City of Tampa and Hillsborough County.


21. Migrant Population Estimates by County, Florida Rural Legal Services, Inc.,

1987. Estimated 1987 migrant population within each county in Florida.


22. Ordinance 84‐12. Prepared by the Hillsborough County Office of Community

and Economic Development. Ordinance 84‐12 establishes the Minimum

Housing Code for unincorporated Hillsborough County. Locater: Housing

Filing Cabinet

23. Summary of Existing Housing Assistance Programs. Provided by the

Hillsborough County Community Codes Enforcement Department. This

document provides a summary of the existing Housing Assistance Programs

provided by Hillsborough County. These are:

a. Homeowner Rehabilitation Assistance Program

b. Displacement Housing Program


c. Emergency Assistance Program

d. Urban Homesteading Program

e. Section 8 Rental Assistance Program

f. Rental Rehabilitation Program


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